# 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:** -11.5%
- **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 |