# 1 bedroom flat for sale (N4 2XX)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 25, HEXTON COURT, 6, BROWNSWOOD ROAD, LONDON, GREATER LONDON N4 2XX |
| Price | £425,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 35 m² |
| Last sold | £400,000 Feb 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 16/01/2033
- **Current heating cost:** £199/year
- **Est. upgrade cost to C:** £2,625

### Recommendations
- E (£25)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9236-3023-3209-1157-2204)

## Description

Your one bedroom apartment sits on the fourth floor of Hexton Court, a purpose-built block, just moments from the buzz of Finsbury Park and the calm of Clissold Park. Your bright and well-proportioned one-bedroom abode benefits from plentiful natural light and space throughout.

Step inside to discover your smartly laid-out home, awash with natural light and ready to make your own. The nicely-sized reception room is ideal for entertaining, relaxing or working from home  with laminate flooring and fresh white walls 

Opening directly onto a charming private balcony, your private space is perfect for morning coffee or evening unwinds with a sunset backdrop.

The semi open-plan kitchen offers ample counter space and storage for all your culinary experiments, with potential to personalise further if desired. Your double bedroom sits quietly at the rear, creating a peaceful retreat from city life. You’ll find your bathroom towards the front of the property, awash with fresh white tiling and hosting a full-size tub and shower overhead.

Set within a well-maintained development with secure entry, this flat also benefits from a fantastic location. Brownswood Road is a lively and well-connected pocket of North London, with independent cafés, award-winning bakeries, and welcoming pubs like The Brownswood all just around the corner. 

You’re within easy reach of Finsbury Park station (Victoria & Piccadilly lines), making city access a breeze, while the green spaces of Finsbury Park and Clissold Park offer weekend escapes. Check out our Neighbourhoods Guides for more local tips.

## Property Photos

- ![IMG_4354 copy.jpg](/listings/photos/163412030/1102580) - IMG_4354 copy.jpg
- ![IMG_4329 copy.jpg](/listings/photos/163412030/1102581) - IMG_4329 copy.jpg
- ![IMG_4333 copy.jpg](/listings/photos/163412030/1102582) - IMG_4333 copy.jpg
- ![IMG_4338 copy.jpg](/listings/photos/163412030/1102583) - IMG_4338 copy.jpg
- ![IMG_4344 copy.jpg](/listings/photos/163412030/1102584) - IMG_4344 copy.jpg
- ![IMG_4316 copy.jpg](/listings/photos/163412030/1102585) - IMG_4316 copy.jpg
- ![IMG_4323 copy.jpg](/listings/photos/163412030/1102586) - IMG_4323 copy.jpg
- ![IMG_4326 copy.jpg](/listings/photos/163412030/1102587) - IMG_4326 copy.jpg
- ![IMG_4350 copy.jpg](/listings/photos/163412030/1102588) - IMG_4350 copy.jpg

## Floorplans

- ![25 Hexton Court.jpg](/listings/photos/163412030/1102589) - 25 Hexton Court.jpg

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HEXTON COURT, 6 FLAT 25 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX | £400,000 | 11/02/2026 | 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 |
|---------|-------|------|------|
| KIMPTON COURT, 2 FLAT 36 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £761,000 | 22/01/2026 | Flat |
| SANDON COURT, 261 FLAT 27 GREEN LANES, LONDON, HACKNEY, GREATER LONDON, N4 2UX | £810,000 | 06/01/2026 | Flat |
| ASTON COURT, 64 FLAT 16 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £570,100 | 16/12/2025 | Flat |
| CHIPPING COURT, 12 FLAT 16 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BZ | £141,000 | 25/11/2025 | Flat |
| 69 TOP FLOOR FLAT QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2BG | £700,000 | 24/11/2025 | Flat |
| 13 FLAT D QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2SZ | £309,000 | 16/10/2025 | Flat |
| 21 SECOND FLOOR FLAT QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2SZ | £400,000 | 28/08/2025 | Flat |
| RADWELL COURT, 6 FLAT 12 CASBEARD STREET, LONDON, HACKNEY, GREATER LONDON, N4 2GD | £220,000 | 05/08/2025 | Flat |
| 96 FLAT 2 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2HW | £1,330,000 | 25/07/2025 | Flat |
| 27 SECOND FLOOR FLAT BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2HP | £513,750 | 09/06/2025 | Flat |
| 73 FLAT C DIGBY CRESCENT, LONDON, HACKNEY, GREATER LONDON, N4 2HS | £534,000 | 23/05/2025 | Flat |
| ASTON COURT, 64 FLAT 20 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £500,000 | 07/03/2025 | Flat |
| KIMPTON COURT, 2 FLAT 7 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £450,000 | 30/11/2023 | Flat |
| THERFIELD COURT FLAT 38 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XL | £465,000 | 14/11/2023 | Flat |
| WALLINGTON COURT, 6 FLAT 20 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £665,000 | 10/11/2023 | Flat |
| SANDON COURT, 261 FLAT 10 GREEN LANES, LONDON, HACKNEY, GREATER LONDON, N4 2UX | £620,000 | 31/10/2023 | Flat |
| KIMPTON COURT, 2 FLAT 10 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £460,000 | 20/10/2023 | Flat |
| ASTON COURT, 64 FLAT 13 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2YD | £555,700 | 29/09/2023 | Flat |
| 73 FLAT 6 QUEEN'S DRIVE, LONDON, HACKNEY, GREATER LONDON, N4 2BG | £405,000 | 26/09/2023 | Flat |
| KIMPTON COURT, 2 FLAT 37 MURRAIN ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2BN | £480,000 | 25/09/2023 | Flat |
| [Same street] HEXTON COURT, 6 FLAT 1 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX | £225,000 | 21/04/2022 | Other |
| [Same street] HEXTON COURT, 6 FLAT 18 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX | £370,000 | 17/02/2022 | Flat |
| [Same street] HEXTON COURT, 6 FLAT 21 BROWNSWOOD ROAD, LONDON, HACKNEY, GREATER LONDON, N4 2XX | £400,000 | 14/12/2021 | Flat |

**Street average:** £331,667 (3 sales)
**Area average:** £544,478 (20 sales)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £550,112 (125 Flat, N4, 2024–2026)
- **Deviation:** -22.7%

## Rental Range

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

- **Low:** £2,360/mo
- **Realistic:** £2,622/mo
- **Optimistic:** £2,884/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/mo

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Stroud Green Road, N4 | £1,400/mo | 1 | 0.45 miles | OpenRent |

**Average rent: £1,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.33% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 25.3×
- **Monthly cashflow:** £-439/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -4.3%

*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).*

## Price per Square Metre

- **£/m²:** £12,143/m²

## Capital growth trend

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

- **5y growth:** -6.4%
- **10y growth:** 14.2%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## 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)