Average Rent, House Prices and Buy-to-Let Yield in Haringey (July 2026)
The average private rent in Haringey is £2,213 a month (ONS, July 2026) and the average house price £634,444 (HM Land Registry, June 2026): a gross yield of 4.2%, ranked 198 of 316 local authorities.
Rent in Haringey
The average private rent across all property types is £2,213 a month (+1.5% on a year earlier). The regional median in London is £1,962.
| Property | Per month | Per year |
|---|---|---|
| 1 bedroom | £1,635 | £19,620 a year |
| 2 bedrooms | £2,030 | £24,360 a year |
| 3 bedrooms | £2,350 | £28,200 a year |
| 4+ bedrooms | £3,178 | £38,136 a year |
The bedroom ladder in Haringey: one to two bedrooms adds 24.2% to the rent, two to three adds 15.8% and three to four-plus adds 35.2% (England-and-Wales medians 27.3%, 20.9% and 40.9%). The biggest step here is three to four or more bedrooms — the size where an extra room earns most, and the first place to look when comparing a conversion against its cost.
House prices in Haringey
The average price paid is £634,444 (+2.5% on a year earlier).
| Type | Average price |
|---|---|
| Detached | £2,397,049 |
| Semi-detached | £1,214,465 |
| Terraced | £792,826 |
| Flat | £472,466 |
Rents and prices moved together in Haringey — +1.5% and +2.5% over the year — so the gross yield on offer is roughly where it was twelve months ago. Haringey ranks 280th of 316 local authorities for rent growth and 169th of 316 for price growth; the England-and-Wales medians are +3.8% and +2.8%.
Gross yield by property type in Haringey
| Type | Rent / month | Average price | Gross yield | E&W median |
|---|---|---|---|---|
| Flat | £2,030 | £472,466 | 5.2% | 7.5% |
| Terraced house | £2,350 | £792,826 | 3.6% | 5.7% |
| Semi-detached | £2,350 | £1,214,465 | 2.3% | 4.6% |
| Detached | £3,178 | £2,397,049 | 1.6% | 4.1% |
On these pairings the strongest gross yield in Haringey is on flats at 5.2%, against an England-and-Wales median of 7.5% for that type; the weakest is detached. Gross figures ignore service charges, which usually make flats the thinnest net yield of the four.
What that means for a landlord
- Gross yield 4.2% (rent × 12 ÷ price) — rank 198 of 316 local authorities; the regional median is 4.5%. Net yield is lower once mortgage interest, insurance, maintenance and voids come off.
- Tenant affordability: referencing at 30× means a household income of about £66,390 a year for the average rent.
- EPC before 2030: 36% of EPCs lodged in Haringey over the last year were below band C — the level a rented home needs by 1 October 2030 — with 32% at D (EPC ratings in Haringey).
- Council tax: Band D in Haringey is £2,314 for 2026/27, and the council charges a 100% second-home premium (council tax in Haringey).
Lender maths on the averages. At a 5.5% stress rate and 145% rent cover — the common buy-to-let convention — the average rent of £2,213 supports a loan of about £332,991, which is 52.5% of the average price. That falls short of 75% loan-to-value, so a buyer of an average home here needs a larger deposit or a stronger rent to pass the stress test. Both numbers are conventions rather than rules — change them in the stress test.
Run the numbers for Haringey
- Yield calculator with £634,444 and £2,213 already filled in
- Mortgage stress test at 75% LTV on the average price
- Rent affordability: the income a tenant needs to reference at £2,213 a month
- Rental income tax on £26,556 a year of rent
Nearest neighbours by yield, in London
| Area | Rent | Price | Yield | Rent 12m |
|---|---|---|---|---|
| Brent | £2,012 | £544,174 | 4.4% | +2% |
| Ealing | £2,085 | £575,814 | 4.3% | +2.2% |
| Merton | £2,153 | £612,681 | 4.2% | +4.6% |
| Sutton | £1,553 | £446,775 | 4.2% | +2% |
| Redbridge | £1,724 | £495,977 | 4.2% | +2.1% |
| Havering | £1,564 | £456,759 | 4.1% | +2.2% |
All 316 areas ranked · council tax in Haringey · EPC ratings in Haringey.
Rents: ONS, Price Index of Private Rents (average monthly private rent by local authority, July 2026). Prices: HM Land Registry UK House Price Index (average price, June 2026). Gross yield = rent × 12 ÷ price, our calculation. Contains public sector information licensed under the Open Government Licence v3.0; contains HM Land Registry data © Crown copyright and database right 2026. Rankings and medians are ours, across 316 local authorities.
Asked about this area
£2,213 a month across all property types (ONS Price Index of Private Rents, July 2026), up 1.5% on a year earlier.
£634,444 (HM Land Registry UK House Price Index, June 2026).
About 4.2% gross on the averages — £2,213 rent against a £634,444 price — ranking 198 of 316 local authorities. Net yield depends on your mortgage and costs.
Flats on our pairing: 5.2% gross (£2,030 rent on a £472,466 price), against an England-and-Wales median of 7.5% for that type.
Rents +1.5% against prices +2.5% over the year — moving together, so yield is broadly stable.
Referencing at 30 times the monthly rent points to roughly £66,390 a year of household income for the average home; the affordability calculator shows 24× and 36× too.