One in five Haringey flats bought in 2017 to 2019 has resold for less
We matched every Haringey home sold in the year to July 2026 with the last time it sold. Most sellers made money. Flat owners who bought in the late 2010s were the exception.
Written with AI from official figures, and checked number by number against the source data. How we make these articles
19.8% of Haringey flats bought in 2017 to 2019 that resold this year went for less than the seller paid
Most people who sold a home in Haringey over the past year sold it for more than they paid. But flats and houses have had very different decades, and for flats, the year you bought makes a real difference.
What we looked at
HM Land Registry records the price of every home sold in England and Wales. We took every standard market sale in Haringey’s four main postcode districts, N8, N15, N17 and N22, from July 2025 to July 2026. There were 1,193. For 894 of them, the same home had sold before, so we could compare what the seller paid with what they sold for.
Flats and houses have had different decades
Of the 494 flats that resold, 10.9% went for less than the seller had paid. Among the 400 houses, the figure was 2.3%.
The typical outcome was still a gain for both. The median flat sold for 18.7% more than its previous price, after a median of 8.7 years of ownership. The median house sold for 51.8% more, after 10.3 years.
For flats, when you bought matters most
Flats bought between 2017 and 2019 fared worst. Of the 91 that resold this year, 19.8% went for less than the seller paid, roughly one in five. For flats bought in 2014 to 2016 the share was 13.6%, and for those bought in 2020 to 2022 it was 15.1%.
Houses bought in the same years barely registered. Just 1.4% of houses bought in 2017 to 2019 sold for less.
These are cash prices. They leave out inflation, stamp duty and the costs of buying and selling, so for many flat owners the real result is tougher than the headline figures suggest.
Crouch End and Hornsey stand out
N8, which covers Crouch End and Hornsey, had the highest share of flats selling for less: 15.1% of 218 resales. In N15, around South Tottenham and Seven Sisters, it was 8.3%. In N17, Tottenham, it was 7.7%, and in N22, Wood Green, 6.8%.
Why flats have lagged
This is not only a Haringey story. Across London, the average flat cost £431,036 in June 2026, almost exactly what it cost a decade earlier: up 0.6% since June 2016. Terraced houses rose 21.1% over the same ten years.
Several things weigh on flats more than houses. Service charges and ground rent add to the cost of owning one. Leases shorten every year, and a lease that has run low makes mortgage lenders cautious. Since 2017, questions about cladding and fire safety have made some blocks much harder to sell. And flat buyers are more often first-time buyers borrowing heavily, so higher mortgage rates reach them first.
If you are thinking of selling a flat
If you bought in the late 2010s, the price you paid may not be a reliable guide to what the flat is worth now. Recent sales in your own building, and a valuation from a local agent, will tell you more.
It also helps to separate the market from the flat itself. A short lease, an unresolved cladding question or a lender’s refusal will usually affect a sale more than the wider market does. Those are the flats we are asked about most, and our guide to selling a flat with a short lease explains how they can still be sold.
How we worked this out
We used standard market sales only, which leaves out repossessions and transfers to companies. Where a home had sold twice within six months, we ignored the earlier sale, since that usually reflects a correction or a quick trade rather than a real period of ownership. Sales take a while to be registered, so the figures for the most recent months may move slightly as more are recorded.