Sold Flat

54 STONEBRIDGE ROAD

LONDON, GREATER LONDON N15 5PF

2 beds 1 baths 66 m² Listed 25 Oct 2016 (-3518d)

£350,000

Guide Price

Reduced on 31 Oct 2016

Save

# 2 bedroom flat for sale (N15 5PF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 54 STONEBRIDGE ROAD, LONDON, GREATER LONDON N15 5PF |
| Price | £350,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £345,000 Jan 2017 |

## Description

**ACCOMMODATION  COMPRISES****

COMMUNAL  ENTRANCE, Via entryphone to communal hall with staircase to Second Floor, own door to flat.

HALLWAY  :  Doors to all adjacent rooms. Storage cupboard 6'7" x 5'8"

LOUNGE  :  L-Shaped 18'8" X 16'8". (5.63m x 5.01m) Laminate flooring, double glazed door and window to private balcony, 2 single radiators, power points, door to kitchen.

FITTED  KITCHEN  :  8'8" X 7'2". (2.52m x 2.16m) Ceramic flooring, double glazed window to front, plumbing for washing machine, gas hob, extractor hood, electric oven, fitted wall and base units, part tiled walls, storage cupboard, single drainer sink unit with mixer tap.

BEDROOM  1  :  13' X 9'3" (3.9m x 2.77m) Laminate flooring double glazed window to rear with single radiator below, power points..

BEDROOM  2  :  13'3" X 9'5" (3.97m x 2.8m).Laminate flooring double glazed window to rear with single radiator below, power points..

BATHROOM  :  5'6" X 5'. Modern White suite comprising panelled bath with mixer taps and shower attachment, ceramic tiled flooring, fully tiled walls, pedestal wash hand basin. single radiator..

SEPARATE  WC  :  Low level WC.

LEASE: TBC

GROUND RENT AND SERVICE CHARGE: TBC**

## Property Photos

- ![Photo](/listings/photos/62711324/610394)
- ![Photo](/listings/photos/62711324/610396)
- ![Photo](/listings/photos/62711324/610398)
- ![Photo](/listings/photos/62711324/610400)
- ![Photo](/listings/photos/62711324/610402)
- ![Photo](/listings/photos/62711324/610404)
- ![Photo](/listings/photos/62711324/610411)
- ![Photo](/listings/photos/62711324/610412)

## EPC Graphs

- ![EPC 1](/listings/photos/62711324/610414) - EPC 1

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 54 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £345,000 | 27/01/2017 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 162 GROUND FLOOR FLAT HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £345,000 | 04/11/2025 | Flat |
| 182 FLAT 4 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £232,000 | 04/07/2025 | Flat |
| [Same street] 60 FIRST FLOOR FLAT STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £210,000 | 25/10/2023 | Flat |
| [Same street] 30 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £250,000 | 01/08/2023 | Terraced |
| [Same street] 42 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF | £250,000 | 09/05/2023 | Flat |
| 35 FIRST FLOOR FLAT FERNDALE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UF | £497,000 | 17/03/2023 | Flat |
| 13 FERNDALE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UF | £362,000 | 16/03/2023 | Flat |
| 2B FLAT 2 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD | £445,000 | 20/12/2022 | Flat |
| 164 FLAT 4 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £245,000 | 05/09/2022 | Flat |
| 32 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD | £300,000 | 18/03/2022 | Flat |
| 166 FLAT C PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NU | £524,440 | 18/02/2022 | Flat |
| 20 FIRST AND SECOND FLOOR FLAT CROWLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UT | £464,000 | 26/01/2022 | Flat |
| 170A PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £327,500 | 18/11/2021 | Flat |
| 170B PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS | £327,500 | 18/11/2021 | Flat |

**Street average:** £236,667 (3 sales)
**Area average:** £369,949 (11 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £384,044 (34 Flat, N15, 2024–2026)
- **Deviation:** -8.9%

## Rental Range

*ONS Price Index of Private Rents (Haringey). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,993/mo
- **Realistic:** £2,214/mo
- **Optimistic:** £2,435/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Huntingdon (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £793/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Southey Road, N15 | £875/mo | 2 | 0.23 miles | OpenRent |
| 2 Bed Flat, London, N15 | £2,300/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Terraced House, Norfolk Avenue, N15 | £2,300/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Rangemoor Road, N15 | £2,250/mo | 2 | 0.29 miles | OpenRent |
| 2 Bed Flat, Broad Lane, N15 | £2,250/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, High Road, N15 | £1,930/mo | 2 | 0.36 miles | OpenRent |

**Average rent: £1,984/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £281,250
- **Target investor price (1%):** £225,000

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £2,250/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £622/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 7.3%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** -13%
- **10y growth:** 6%

## House Price Index (HM Land Registry)

*Official index for Haringey; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -1.8%
- **5y growth (index):** 3.8%
- **10y growth (index):** 10.4%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

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Property details

Tenure

LEASEHOLD

Floor area

66 m²

Last sold

£345,000 Jan 2017

Local average

£384,044 (-8.9%)

Deprivation

Decile 2 (3,942 of 33,755)

Street crime

1142 incidents within 1 mile (Apr 2026)

Key features

GAS CENTRAL HEATING
DOUBLE GLAZED WINDOWS
LARGE LOUNGE
2 DOUBLE BEDROOMS
VERY CLOSE TO TUBE AND OVERGROUND
LARGE PRIVATE BALCONY

Description

ACCOMMODATION COMPRISES

COMMUNAL ENTRANCE, Via entryphone to communal hall with staircase to Second Floor, own door to flat.

HALLWAY : Doors to all adjacent rooms. Storage cupboard 6'7" x 5'8"

LOUNGE : L-Shaped 18'8" X 16'8". (5.63m x 5.01m) Laminate flooring, double glazed door and window to private balcony, 2 single radiators, power points, door to kitchen.

FITTED KITCHEN : 8'8" X 7'2". (2.52m x 2.16m) Ceramic flooring, double glazed window to front, plumbing for washing machine, gas hob, extractor hood, electric oven, fitted wall and base units, part tiled walls, storage cupboard, single drainer sink unit with mixer tap.

BEDROOM 1 : 13' X 9'3" (3.9m x 2.77m) Laminate flooring double glazed window to rear with single radiator below, power points..

BEDROOM 2 : 13'3" X 9'5" (3.97m x 2.8m).Laminate flooring double glazed window to rear with single radiator below, power points..

BATHROOM : 5'6" X 5'. Modern White suite comprising panelled bath with mixer taps and shower attachment, ceramic tiled flooring, fully tiled walls, pedestal wash hand basin. single radiator..

SEPARATE WC : Low level WC.

LEASE: TBC

GROUND RENT AND SERVICE CHARGE: TBC

Listed by

South Tottenham

Cousins Estate Agents

Reference: 62711324

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	27/01/2017 (9 years ago)	£345,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
162 GROUND FLOOR FLAT HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£345,000	04/11/2025	Flat
182 FLAT 4 PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£232,000	04/07/2025	Flat
Same street 60 FIRST FLOOR FLAT STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£210,000	25/10/2023	Flat
Same street 30 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£250,000	01/08/2023	Terraced
Same street 42 STONEBRIDGE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5PF	£250,000	09/05/2023	Flat
35 FIRST FLOOR FLAT FERNDALE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UF	£497,000	17/03/2023	Flat
13 FERNDALE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UF	£362,000	16/03/2023	Flat
2B FLAT 2 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD	£445,000	20/12/2022	Flat
164 FLAT 4 HIGH ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£245,000	05/09/2022	Flat
32 WESTERFIELD ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5LD	£300,000	18/03/2022	Flat
166 FLAT C PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NU	£524,440	18/02/2022	Flat
20 FIRST AND SECOND FLOOR FLAT CROWLAND ROAD, LONDON, HARINGEY, GREATER LONDON, N15 6UT	£464,000	26/01/2022	Flat
170A PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£327,500	18/11/2021	Flat
170B PAGE GREEN TERRACE, LONDON, HARINGEY, GREATER LONDON, N15 4NS	£327,500	18/11/2021	Flat

Street average: £236,667 (3 sales)

Area average: £369,949 (11 sales)

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth -13%

10y growth 6%

House Price Index (HM Land Registry — official index, not sold-price averages): Haringey. Series: Flats and maisonettes. As of March 2026.

1y (index) -1.8%

5y (index) 3.8%

10y (index) 10.4%

Rental Range

Estimated market rent for Haringey. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,993/mo

Realistic £2,214/mo

Optimistic £2,435/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Huntingdon: £793/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N15 5PF

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Birstall Road / Seven Sisters Station	0.1 miles
Bus stop	South Tottenham Station	0.1 miles
Shop	Reis Supermarket	0.1 miles
Shop	Polish Delicatessen	0.1 miles
Train station	Seven Sisters	0.1 miles
Train station	South Tottenham	0.1 miles
Hospital	North London Hospice Winchmore Hill	3.2 miles
Hospital	Moorfields at Hoxton	3.3 miles
University	University of Wales Trinity Saint David London	3.4 miles
University	Paris Dauphine University - London Campus	3.7 miles

Street-level crime

Category	Count
Anti-social behaviour	287
Violence and sexual offences	269
Shoplifting	101
Vehicle crime	79
Theft from the person	78
Other theft	71
Public order	68
Criminal damage and arson	67
Drugs	36
Burglary	32
Robbery	24
Other crime	12
Bicycle theft	10
Possession of weapons	8
Total incidents	1142

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
St Ignatius RC Primary School	Primary	0.3 miles	Good — 4 Jun 2015
Crowland Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
Earlsmead Primary School	Primary	0.3 miles	Good — 4 Jul 2012
Seven Sisters Primary School	Primary	0.4 miles	Good — 8 Mar 2016
Gladesmore Community School	Secondary	0.4 miles	— (Inspected (no overall grade))

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Southey Road, N15	£875/mo	2	0.23 miles	OpenRent
2 Bed Flat, London, N15	£2,300/mo	2	0.27 miles	OpenRent
2 Bed Terraced House, Norfolk Avenue, N15	£2,300/mo	2	0.27 miles	OpenRent
2 Bed Flat, Rangemoor Road, N15	£2,250/mo	2	0.29 miles	OpenRent
2 Bed Flat, Broad Lane, N15	£2,250/mo	2	0.3 miles	OpenRent
2 Bed Flat, High Road, N15	£1,930/mo	2	0.36 miles	OpenRent

Average rent: £1,984/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.64%

Max investor price (0.8%) £281,250

Target investor price (1%) £225,000

Gross yield 7.7%

Cost-to-rent ratio 13×

Monthly cashflow £622/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 7.3%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).