Description
Key Takeaway: Acquire a large 6-bed semi on Elder Avenue, N8 for £1.4m STC with full survey & probate sale. Refurbish as a single family home (2.8% yield) or convert into 5 flats (5.4% yield, 53% 5-yr ROI).
N8 investment opportunity on Elder Avenue presents a rare freehold block in the heart of London’s N8 (Crouch End/Hornsey). Currently configured as a 6-bed family home in need of full refurbishment, this property also benefits from an adjoining house consented for conversion into 5–6 flats.
Investors can choose between:
- Single-dwelling refurbishment: a turnkey 6-bed family home with high-spec finish, expected market value £1.8m post-refurb, delivering a 2.8% rental yield (£4,200 pcm).
- Multi-flat conversion: planning for 3×1-beds + 2×2-beds across 2,500 sq ft, with total development cost of £1.945m and GDV £2.45m. This scenario generates £8,825 pcm rent (£105,900 pa), a 5.4% yield and 53% 5-year ROI.
Moreover, Elder Avenue offers a strong rental market for flat investors, low void risk, and capital growth underpinned by Haringey’s regeneration plans. Immediate equity and flexible exit strategies make this a standout N8 investment opportunity.
Market Overview
| Property Type | Avg Value (£) | Yield (%) | Rent/ mth (£) |
|---|---|---|---|
| 6-bed semi (unrenovated) | 1,200,000 | 3.2 | 3,200 |
| 6-bed semi (renovated) | 1,800,000 | 2.8 | 4,200 |
| 2-bed flat | 550,000 | 4.5 | 2,050 |
| 1-bed flat | 450,000 | 4.2 | 1,575 |
| 3-bed flat | 750,000 | 4.0 | 2,500 |
Investment Analysis
| Scenario | Total Invest (£) | GDV (£) | Annual Rent (£) | Yield (%) | 5-Yr ROI (%) |
|---|---|---|---|---|---|
| Single 6-Bed Dwelling | 1,775,000 | 1,800,000 | 50,400 | 2.8 | 15.6 |
| Conversion to 5 Flats | 1,945,000 | 2,450,000 | 105,900 | 5.4 | 53.2 |
Figure: ROI comparison & cash-flow scenarios
Income
Potential rental income under each scenario:
- Post-refurb 6-bed: £4,200 pcm / £50,400 pa
- 5-flat conversion: £8,825 pcm / £105,900 pa
Location
Elder Avenue sits in London’s N8 (Haringey) with:
- Crouch End Broadway & Hornsey stations (Overground & Thameslink)
- Local schools, cafés & green spaces (Priory Park)
- Haringey planning portal: https://www.haringey.gov.uk/planning
- N8 Area Guide: https://www.zoopla.co.uk/area-guides/hornsey/
Media Links
- TfL Crouch End Broadway: /bus/stop/490GCRO/Crouch-End-Broadway
- Rightmove N8 Market Trends: rightmove.co.uk/area-guides/London-Hornsey-property-market
- Haringey regeneration plans: haringey.gov.uk/regeneration
Internal Link Suggestion:
– Auction Calendar for bidding & viewings
– Crouch End Area Guide
Act now to secure this prime N8 investment with flexible exit strategies and proven ROI potential.
Updated: Saturday, August 16, 2025
