Sold STC Flat

Flat 14

MERLIN HEIGHTS, WATERSIDE WAY, LONDON, GREATER LONDON N17 9GD

2 beds 2 baths 73 m² Listed 20 Nov 2024 (-610d)

£450,000

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Property photo

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Property details

Tenure

LEASEHOLD (237 years remaining on lease)

Floor area

73 m²

Last sold

£450,000 Feb 2026

Local average

£372,106 (+20.9%)

Street crime

976 incidents within 1 mile (May 2026)

Key features

  • Two double bedrooms
  • Two bathrooms
  • Fitted Kitchen with integrated appliances
  • Large open plan living Area
  • Floor to ceiling windows
  • River views
  • Own parking spot
  • Tottenham Hale (Victoria Line BR) And Stansted Express
  • EPC Rating B

Additional details

Parking
Yes

Description

This chain-free property offers two spacious double bedrooms and boasts breath taking views of the River Lea. The fitted kitchen comes equipped with integrated appliances, seamlessly blending with the open-plan living area. The floor-to-ceiling windows flood the space with natural light, enhancing the sense of openness. The master bedroom benefits from a private en-suite, while a separate, large modern bathroom adds convenience for residents and guests.

A standout feature is the sole use balcony a serene retreat with panoramic views of the picturesque River Lea, perfect for relaxation or entertaining.

Underground parking ensures secure and convenient access, a valuable asset in city living. The location is further enhanced by its proximity to Tottenham Hale Underground and Bus Station, providing excellent connectivity and making commuting effortless.

This property invites you to enjoy modern living where comfort meets the tranquillity of nature.

Additional Information:

Lease: 250 years from 12th November 2010

Service charge (includes reserve contribution): £1,772.69 every 6 months.

Building insurance: £476.06 per year

Ground rent: £165.00 every six months

A luxury two double bedroom apartment, with wonderful river views, situated in the sought after Hale Village development.

Listed by

Tottenham

Hunters Property Group Ltd

Reference: 155185925

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address Current Potential Floor area Age band Type
Flat 14, Merlin Heights, Waterside Way, LONDON 83 83 73 m² England and Wales: 2012 onwards Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Floorplan 1

EPC Graphs

EE Rating

EE Rating

Price history

91% since 2013

Event Date Price % change
Sold 20/02/2026 (5 months ago) £450,000 +91.5%
Sold 01/02/2013 (13 years ago) £235,000 —

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

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
Same street MERLIN HEIGHTS FLAT 18 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £305,000 21/11/2025 Flat
Same street 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
CRANE HEIGHTS FLAT 6 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE £445,000 28/03/2025 Flat
HALE WORKS APARTMENTS FLAT 64 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW £435,000 28/03/2025 Flat
Same street 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
Same street MERLIN HEIGHTS FLAT 21 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £410,000 12/10/2023 Flat
HALE WORKS APARTMENTS FLAT 35 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW £120,000 12/10/2023 Flat
THISTLE COURT FLAT 9 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9BP £220,000 06/10/2023 Flat
NAVIGATION POINT, 2 FLAT 1506 HALE WHARF, LONDON, HARINGEY, GREATER LONDON, N17 9LX £455,000 04/08/2023 Flat
EGRET HEIGHTS FLAT 52 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ £368,000 21/07/2023 Flat
Same street MERLIN HEIGHTS FLAT 16 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £423,000 26/05/2023 Flat

Street average: £383,600 (5 sales)

Area average: £360,825 (20 sales)

Capital growth trend

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

5y growth -11.5%
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: £947/mo (Apr 2025 – Mar 2026)

Location

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

Address

Mill Mead Road

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
Shop Lock 17 Wholefoods 0.1 miles
Train station Tottenham Hale 0.1 miles
Train station Bruce Grove 0.7 miles
University University of Portsmouth Walthamstow Campus 1.7 miles
Hospital North London Hospice Winchmore Hill 2.9 miles
University Arden University Stratford Campus 3.8 miles
Hospital Priory Hospital 4.0 miles

Street-level crime

Category Count
Anti-social behaviour 265
Violence and sexual offences 257
Vehicle crime 88
Shoplifting 87
Public order 55
Other theft 49
Theft from the person 47
Burglary 31
Drugs 31
Robbery 27
Bicycle theft 14
Other crime 10
Possession of weapons 10
Criminal damage and arson 5
Total incidents 976

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
Hyland House School Other 0.5 miles Requires improvement — 7 Nov 2023
Holy Trinity CofE Primary School Primary 0.5 miles Outstanding — 24 Nov 2022

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.49%
Max investor price (0.8%) £276,500
Target investor price (1%) £221,200
  • 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).

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