# 2 bedroom flat for sale (N17 9GD) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 14, MERLIN HEIGHTS, WATERSIDE WAY, LONDON, GREATER LONDON N17 9GD | | Price | £450,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Construction age | England and Wales: 2012 onwards | | Floor area | 73 m² | | Last sold | £450,000 Feb 2026 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 09/10/2032 - **Current heating cost:** £139/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2374-9049-8596-2321-0114) ## 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. ## Property Photos - ![Photo](/listings/photos/155185925/801332) - ![Photo](/listings/photos/155185925/801333) - ![Photo](/listings/photos/155185925/801334) - ![Photo](/listings/photos/155185925/801335) - ![Photo](/listings/photos/155185925/801336) - ![Photo](/listings/photos/155185925/801337) - ![Photo](/listings/photos/155185925/801338) - ![Photo](/listings/photos/155185925/801339) - ![Photo](/listings/photos/155185925/801340) - ![Photo](/listings/photos/155185925/801341) - ![Photo](/listings/photos/155185925/801342) - ![Photo](/listings/photos/155185925/801343) - ![Photo](/listings/photos/155185925/801344) - ![Photo](/listings/photos/155185925/801345) - ![Photo](/listings/photos/155185925/801346) - ![Photo](/listings/photos/155185925/801347) ## Floorplans - ![Floorplan 1](/listings/photos/155185925/801348) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/155185925/801349) - EE Rating ## 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 | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | EGRET HEIGHTS FLAT 41 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ | £465,000 | 23/01/2026 | Flat | | CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £440,000 | 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 | | 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 | | [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) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £372,106 (59 Flat, N17, 2024–2026) - **Deviation:** +20.9% ## 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).* - **LHA floor (this property size):** £947/mo ## 1% Rule - **Rent ratio:** 0.49% (weak for cashflow) - **Max investor price (0.8%):** £276,500 - **Target investor price (1%):** £221,200 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £6,164/m² ## 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% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)