Flats/Maisonettes 2 sales on record

MERLIN HEIGHTS FLAT 14 WATERSIDE WAY

LONDON, HARINGEY, GREATER LONDON, N17 9GD

£450,000

Location

Map view View on Google Maps View on OpenStreetMap Street View N17 9GD

Nearby

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

Type	Name	Distance
Shop	The Hale Village Dry Cleaning Co.	0.1 miles
Bus stop	Mill Mead Road	0.1 miles
Train station	Tottenham Hale	0.1 miles
Hospital	North London Hospice Winchmore Hill	2.9 miles
University	Arden University Stratford Campus	3.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Bedrooms

Bathrooms

Last sold

£450,000 Feb 2026

Local average

£372,106 (59 sales)

Street crime

964 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	20/02/2026	£450,000	Flat	+91.5%	£439,980 to April 2026	View transaction
Sold	01/02/2013	£235,000	Flat	—	£361,481 to April 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£450,000
listed	20/11/2024	£450,000
sold	01/01/2013	£235,000

Photos · Open listing

Sold comparables

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

Address	Price	Date	Type
CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE	£440,000	23/01/2026	Flat
EGRET HEIGHTS FLAT 41 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ	£465,000	23/01/2026	Flat
KINGFISHER HEIGHTS FLAT 10 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GL	£455,000	09/01/2026	Flat
EGRET HEIGHTS FLAT 42 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ	£457,500	05/01/2026	Flat
EGRET HEIGHTS FLAT 24 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ	£363,000	16/12/2025	Flat
CRANE HEIGHTS FLAT 35 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE	£230,000	25/11/2025	Flat
MERLIN HEIGHTS FLAT 18 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD	£305,000	21/11/2025	Flat
MERLIN HEIGHTS FLAT 58 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD	£290,000	07/11/2025	Flat
NAVIGATION POINT, 2 FLAT 1305 HALE WHARF, LONDON, HARINGEY, GREATER LONDON, N17 9LX	£600,000	18/07/2025	Flat
212 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW	£360,000	02/06/2025	Flat
HALE WORKS APARTMENTS FLAT 64 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW	£435,000	28/03/2025	Flat
CRANE HEIGHTS FLAT 6 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE	£445,000	28/03/2025	Flat
MERLIN HEIGHTS FLAT 62 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD	£490,000	14/12/2023	Flat
220 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW	£300,000	11/12/2023	Flat
COPPERMILL HEIGHTS FLAT 74 MILL MEAD ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9FH	£130,500	08/12/2023	Flat
EAGLE HEIGHTS 32 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9FU	£360,000	08/12/2023	Flat
LAPWING HEIGHTS FLAT 26 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GP	£465,000	17/11/2023	Flat
31 REEDHAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PX	£390,000	27/10/2023	Flat
COPPERMILL HEIGHTS FLAT 6 FERRY LANE, LONDON, HARINGEY, GREATER LONDON, N17 9FG	£157,500	20/10/2023	Flat
MERLIN HEIGHTS FLAT 21 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD	£410,000	12/10/2023	Flat

Area average: £377,425 (20 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type and bedroom count.

Address	Price	Beds	Type	Distance
Briaris Close, N17, Tottenham, London, N17	£350,000	2	Flat	0.9 mi

Capital growth trend

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

5y growth -11.7%

10y growth 51.8%

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

1y (index) -0.8%

5y (index) 3.9%

10y (index) 7.5%

Rental Range

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

Low £1,991/mo

Realistic £2,212/mo

Optimistic £2,433/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Cambridge: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Springfield Road, N15	£2,700/mo	1	0.4 miles	OpenRent
1 Bed Flat, Rosecrest Court, N15	£1,695/mo	1	0.55 miles	OpenRent
4 Bed Terraced House, Ashby Road, N15	£3,000/mo	4	0.62 miles	OpenRent

Average rent: £2,465/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.6%

Max investor price (0.8%) £337,500

Target investor price (1%) £270,000

Gross yield 7.2%

Cost-to-rent ratio 13.9×

Monthly cashflow £633/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 5.8%

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).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Street-level crime

Category	Count
Anti-social behaviour	262
Violence and sexual offences	252
Vehicle crime	88
Shoplifting	87
Public order	53
Other theft	49
Theft from the person	47
Drugs	31
Burglary	29
Robbery	27
Bicycle theft	14
Other crime	10
Possession of weapons	10
Criminal damage and arson	5
Total incidents	964

Within 1 mile during May 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
Harris Academy Tottenham	Other	0.2 miles	Outstanding — 18 Jul 2017
Ferry Lane Primary School	Primary	0.2 miles	Good — 8 Nov 2023
Welbourne Primary School	Primary	0.4 miles	Requires improvement — 17 Sep 2023
Holy Trinity CofE Primary School	Primary	0.5 miles	Outstanding — 24 Nov 2022
Hyland House School	Other	0.5 miles	Requires improvement — 7 Nov 2023

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# MERLIN HEIGHTS FLAT 14 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD

## Property details

- Slug: `ed8007e` (address key hash: `ed8007ec83ba38d36a709e743279f516376c5576`)
- Postcode: N17 9GD
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 2
- Bathrooms: 2
- Last sold: £450,000 Feb 2026
- Local average: £372,106 (59 sales)
- Street crime: 964 incidents within 1 mile (May 2026)

## Latest sale

- Price: £450,000
- Date: 2026-02-20
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-20 | £450,000 | Flat | +91.5% | £439,980 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29c-c781-8922-e063-4804a8c094d0) |
| Sold | 2013-02-01 | £235,000 | Flat | — | £361,481 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/13c38587-4f06-42a5-88e4-bfb67d8c3b7e) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MERLIN HEIGHTS FLAT 14 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £450,000 | 20/02/2026 | Flat |
| MERLIN HEIGHTS FLAT 14 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £235,000 | 01/02/2013 | Flat |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [155185925](http://87.117.209.195:8080/listings/09263610)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £450,000 |
| listed | 2024-11-20 | £450,000 |
| sold | 2013-01-01 | £235,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £440,000 | 23/01/2026 | Flat |
| EGRET HEIGHTS FLAT 41 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ | £465,000 | 23/01/2026 | Flat |
| KINGFISHER HEIGHTS FLAT 10 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GL | £455,000 | 09/01/2026 | Flat |
| EGRET HEIGHTS FLAT 42 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ | £457,500 | 05/01/2026 | Flat |
| EGRET HEIGHTS FLAT 24 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ | £363,000 | 16/12/2025 | Flat |
| CRANE HEIGHTS FLAT 35 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £230,000 | 25/11/2025 | Flat |
| MERLIN HEIGHTS FLAT 18 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £305,000 | 21/11/2025 | Flat |
| MERLIN HEIGHTS FLAT 58 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £290,000 | 07/11/2025 | Flat |
| NAVIGATION POINT, 2 FLAT 1305 HALE WHARF, LONDON, HARINGEY, GREATER LONDON, N17 9LX | £600,000 | 18/07/2025 | Flat |
| 212 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW | £360,000 | 02/06/2025 | Flat |
| HALE WORKS APARTMENTS FLAT 64 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW | £435,000 | 28/03/2025 | Flat |
| CRANE HEIGHTS FLAT 6 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £445,000 | 28/03/2025 | Flat |
| MERLIN HEIGHTS FLAT 62 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £490,000 | 14/12/2023 | Flat |
| 220 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW | £300,000 | 11/12/2023 | Flat |
| COPPERMILL HEIGHTS FLAT 74 MILL MEAD ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9FH | £130,500 | 08/12/2023 | Flat |
| EAGLE HEIGHTS 32 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9FU | £360,000 | 08/12/2023 | Flat |
| LAPWING HEIGHTS FLAT 26 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GP | £465,000 | 17/11/2023 | Flat |
| 31 REEDHAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PX | £390,000 | 27/10/2023 | Flat |
| COPPERMILL HEIGHTS FLAT 6 FERRY LANE, LONDON, HARINGEY, GREATER LONDON, N17 9FG | £157,500 | 20/10/2023 | Flat |
| MERLIN HEIGHTS FLAT 21 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD | £410,000 | 12/10/2023 | Flat |

**Area average:** £377,425 (20 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type and bedroom count.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Briaris Close, N17, Tottenham, London, N17](http://87.117.209.195:8080/listings/52fbd9c) | £350,000 | 2 | Flat | 0.90 mi |

## Capital growth trend

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

- **5y growth:** -11.7%
- **10y growth:** 51.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.8%
- **5y growth (index):** 3.9%
- **10y growth (index):** 7.5%

## Rental Range

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

- **Low:** £1,991/mo
- **Realistic:** £2,212/mo
- **Optimistic:** £2,433/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 2-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Springfield Road, N15 | £2,700/mo | 1 | 0.4 miles | OpenRent |
| 1 Bed Flat, Rosecrest Court, N15 | £1,695/mo | 1 | 0.55 miles | OpenRent |
| 4 Bed Terraced House, Ashby Road, N15 | £3,000/mo | 4 | 0.62 miles | OpenRent |

**Average rent: £2,465/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £337,500
- **Target investor price (1%):** £270,000

*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 £2,700/mo).*

- **Gross yield:** 7.2%
- **Cost-to-rent:** 13.9×
- **Monthly cashflow:** £633/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 5.8%

*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).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

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

## Street-level crime

| Category | Count |
|----------|-------|
| Anti-social behaviour | 262 |
| Violence and sexual offences | 252 |
| Vehicle crime | 88 |
| Shoplifting | 87 |
| Public order | 53 |
| Other theft | 49 |
| Theft from the person | 47 |
| Drugs | 31 |
| Burglary | 29 |
| Robbery | 27 |
| Bicycle theft | 14 |
| Other crime | 10 |
| Possession of weapons | 10 |
| Criminal damage and arson | 5 |
| **Total incidents** | **964** |

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

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Harris Academy Tottenham | Other | 0.2 miles | Outstanding — 18 Jul 2017 |
| Ferry Lane Primary School | Primary | 0.2 miles | Good — 8 Nov 2023 |
| Welbourne Primary School | Primary | 0.4 miles | Requires improvement — 17 Sep 2023 |
| Holy Trinity CofE Primary School | Primary | 0.5 miles | Outstanding — 24 Nov 2022 |
| Hyland House School | Other | 0.5 miles | Requires improvement — 7 Nov 2023 |