Sold STC Flat

FLAT 57

HAMMOND COURT, 20, WATERMILL LANE, LONDON, GREATER LONDON N18 1FA

1 beds 1 baths 549 sq ft Listed 16 May 2021 (-1850d)

£250,000

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# 1 bedroom apartment for sale (N18 1FA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 57, HAMMOND COURT, 20, WATERMILL LANE, LONDON, GREATER LONDON N18 1FA |
| Price | £250,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Floor area | 51 m² |
| Last sold | £155,000 Oct 2021 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £171/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9548-9034-7383-3975-2900)

## Description

**CLICK FOR VIDEO TOUR** KINGS are pleased to present this STUNNING One Double Bedroom Apartment located within a secure gated development BUILT IN 2015 still under warranty. This spacious modern property is situated on the FIRST FLOOR and is also lift operated, boasting an OPEN PLAN LIVING SPACE providing designated lounge and dining areas along with a sleek high gloss kitchen complete with integrated appliances, an OUTSIDE TERRACE with shelter and paving, a fully tiled bathroom and a LARGE WALK IN STORAGE ROOM.

There are many resident benefits, amenities and security details such as the SMART ENTRY SYSTEM which can be linked to a mobile phone, key fob activated gates, doors and LIFT ACCESS, CCTV systems, ALLOCATED PARKING, communal grounds and a comprehensive service and maintenance package including buildings insurance. Further features include an energy efficient heating recovery system and double glazing,

With Silver Street and White Hart Lane train station close by it is well connected to the City with regular services to London Liverpool Street, there is also direct access to the A10 and A406 North Circular roads too. The property benefits from being just a SHORT WALK AWAY from NORTH MIDDLESEX HOSPITAL and Fore Street with all the shops, restaurants and amenities.

* 60% Shared Ownership Option Also Available *

**Own Front Door To:** -

**Entrance Hallway** - 3.63m x 1.37m (11'11 x 4'6) - With double radaitor, entry phone system, power points, wood style flooring, doors to:-

**Bathroom** - 2.08m x 2.01m (6'10 x 6'7) - With spotlights, part tiled walls, heated towel rail, panel enclosed bath with mixer tap and shower attachment, wash hand basin with mixer tap and vanity unit, low level W.C, extractor fan, shaver point, tiled flooring

**Store Room** - 1.70m x 1.45m (5'7 x 4'9) -

**Bedroom** - 4.19m x 3.00m (13'9 x 9'10) - With double glazed window to rear, double radiator, TV point, phone point, power points, carpeted flooring.

**Open Plan Living Space** - 5.28m x 3.38m (17'4 x 11'1) - With double glazed patio door leading to balcony, TV point, phone point, power points, wood flooring.

**Kitchen** - 2.92m x 2.57m (9'7 x 8'5) - With range of base and wall units with roll top work surfaces, stainless steel sink and drainer unit, integrated gas hob / electric oven, hood extractor, integrated fridge/freezer, plumbed for integrated washing machine and dishwasher, boiler cupboard, spotlights, power points, wood flooring.

**Outside Terrace/Balcony** - 2.69m x 2.06m (8'10 x 6'9) - With lighting and paving.

## Property Photos

- ![Photo](/listings/photos/107040548/645766)
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## Floorplans

- ![Floorplan 1](/listings/photos/107040548/645792) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/107040548/645800) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HAMMOND COURT, 20 FLAT 57 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £155,000 | 15/10/2021 | 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 |
|---------|-------|------|------|
| 159 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XQ | £212,500 | 16/01/2026 | Flat |
| FLORIN COURT, 54 FLAT 8 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1UD | £193,000 | 09/01/2026 | Flat |
| HAMMOND COURT, 20 FLAT 56 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £269,000 | 06/04/2023 | Flat |
| 29 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE | £283,000 | 04/04/2023 | Flat |
| 4 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1RE | £219,500 | 24/01/2023 | Flat |
| HAMMOND COURT, 20 FLAT 59 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £240,000 | 21/12/2022 | Flat |
| FLORIN COURT, 54 FLAT 13 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1UD | £200,000 | 24/11/2022 | Flat |
| 55 TANNERS END LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PQ | £250,000 | 30/08/2022 | Flat |
| HAMMOND COURT, 20 FLAT 68 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £320,000 | 23/08/2022 | Flat |
| 82 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XF | £245,000 | 15/07/2022 | Flat |
| 15 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE | £303,500 | 28/06/2022 | Flat |
| 23 DICKENS LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PH | £230,000 | 24/06/2022 | Flat |
| 49 TANNERS END LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PQ | £255,000 | 20/06/2022 | Flat |
| 2 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE | £245,000 | 31/05/2022 | Flat |
| HAMMOND COURT, 20 FLAT 78 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £320,000 | 24/01/2022 | Flat |
| 106 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XG | £187,500 | 26/11/2021 | Flat |
| 14 DICKENS LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PH | £251,000 | 21/10/2021 | Flat |
| 119 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XG | £220,000 | 04/10/2021 | Flat |

**Area average:** £246,889 (18 sales)

## Price vs local average

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

- **Local average:** £235,977 (16 Flat, N18, 2024–2026)
- **Deviation:** +5.9%

## Rental Range

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

- **Low:** £1,598/mo
- **Realistic:** £1,775/mo
- **Optimistic:** £1,953/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £898/mo

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £221,875
- **Target investor price (1%):** £177,500

*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:** £4,902/m²

## Capital growth trend

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

- **5y growth:** 15.5%
- **10y growth:** 35%

## House Price Index (HM Land Registry)

*Official index for Enfield; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -5.9%
- **5y growth (index):** -5%
- **10y growth (index):** 5.6%

## 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)

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Property details

Floor area

51 m²

EPC rating

Last sold

£155,000 Oct 2021

Price per m²

£4,902/m²

Local average

£235,977 (+5.9%)

Deprivation

Decile 1 (3,033 of 33,755)

Street crime

869 incidents within 1 mile (Apr 2026)

Key features

Kings Are Pleased To Present This
One Bedroom Apartment
Secure Gated Development Built In 2015 With Warranty
Situated On The First Floor With Lift Access
Open Plan Living Space With Outdoor Terrace
Modern Bathroom & Kitchen With Integrated Appliances
Energy Efficient Heating & Double Glazing
Comprehensive List Of Services, Amenities & Security Features
Allocated Parking & Smart Entry System
Easy Access To A406, Silver Street station and North Middlesex Hospital

Additional details

Parking: Yes
Garden: Yes

Description

CLICK FOR VIDEO TOUR KINGS are pleased to present this STUNNING One Double Bedroom Apartment located within a secure gated development BUILT IN 2015 still under warranty. This spacious modern property is situated on the FIRST FLOOR and is also lift operated, boasting an OPEN PLAN LIVING SPACE providing designated lounge and dining areas along with a sleek high gloss kitchen complete with integrated appliances, an OUTSIDE TERRACE with shelter and paving, a fully tiled bathroom and a LARGE WALK IN STORAGE ROOM.

There are many resident benefits, amenities and security details such as the SMART ENTRY SYSTEM which can be linked to a mobile phone, key fob activated gates, doors and LIFT ACCESS, CCTV systems, ALLOCATED PARKING, communal grounds and a comprehensive service and maintenance package including buildings insurance. Further features include an energy efficient heating recovery system and double glazing,

With Silver Street and White Hart Lane train station close by it is well connected to the City with regular services to London Liverpool Street, there is also direct access to the A10 and A406 North Circular roads too. The property benefits from being just a SHORT WALK AWAY from NORTH MIDDLESEX HOSPITAL and Fore Street with all the shops, restaurants and amenities.

* 60% Shared Ownership Option Also Available *

Own Front Door To: -

Entrance Hallway - 3.63m x 1.37m (11'11 x 4'6) - With double radaitor, entry phone system, power points, wood style flooring, doors to:-

Bathroom - 2.08m x 2.01m (6'10 x 6'7) - With spotlights, part tiled walls, heated towel rail, panel enclosed bath with mixer tap and shower attachment, wash hand basin with mixer tap and vanity unit, low level W.C, extractor fan, shaver point, tiled flooring

Store Room - 1.70m x 1.45m (5'7 x 4'9) -

Bedroom - 4.19m x 3.00m (13'9 x 9'10) - With double glazed window to rear, double radiator, TV point, phone point, power points, carpeted flooring.

Open Plan Living Space - 5.28m x 3.38m (17'4 x 11'1) - With double glazed patio door leading to balcony, TV point, phone point, power points, wood flooring.

Kitchen - 2.92m x 2.57m (9'7 x 8'5) - With range of base and wall units with roll top work surfaces, stainless steel sink and drainer unit, integrated gas hob / electric oven, hood extractor, integrated fridge/freezer, plumbed for integrated washing machine and dishwasher, boiler cupboard, spotlights, power points, wood flooring.

Outside Terrace/Balcony - 2.69m x 2.06m (8'10 x 6'9) - With lighting and paving.

Listed by

Edmonton

Kings Group

Reference: 107040548

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 14/07/2015

Current heating cost: £171/year

Potential heating cost: £171/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Sold	15/10/2021 (4 years ago)	£155,000	—

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
159 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XQ	£212,500	16/01/2026	Flat
FLORIN COURT, 54 FLAT 8 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1UD	£193,000	09/01/2026	Flat
HAMMOND COURT, 20 FLAT 56 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA	£269,000	06/04/2023	Flat
29 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE	£283,000	04/04/2023	Flat
4 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1RE	£219,500	24/01/2023	Flat
HAMMOND COURT, 20 FLAT 59 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA	£240,000	21/12/2022	Flat
FLORIN COURT, 54 FLAT 13 STATHAM GROVE, LONDON, ENFIELD, GREATER LONDON, N18 1UD	£200,000	24/11/2022	Flat
55 TANNERS END LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PQ	£250,000	30/08/2022	Flat
HAMMOND COURT, 20 FLAT 68 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA	£320,000	23/08/2022	Flat
82 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XF	£245,000	15/07/2022	Flat
15 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE	£303,500	28/06/2022	Flat
23 DICKENS LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PH	£230,000	24/06/2022	Flat
49 TANNERS END LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PQ	£255,000	20/06/2022	Flat
2 COPPERFIELD MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PE	£245,000	31/05/2022	Flat
HAMMOND COURT, 20 FLAT 78 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA	£320,000	24/01/2022	Flat
106 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XG	£187,500	26/11/2021	Flat
14 DICKENS LANE, LONDON, ENFIELD, GREATER LONDON, N18 1PH	£251,000	21/10/2021	Flat
119 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XG	£220,000	04/10/2021	Flat

Area average: £246,889 (18 sales)

Capital growth trend

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

5y growth 15.5%

10y growth 35%

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

1y (index) -5.9%

5y (index) -5%

10y (index) 5.6%

Rental Range

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

Low £1,598/mo

Realistic £1,775/mo

Optimistic £1,953/mo

Based on Local Authority from postcode lookup → Enfield.

LHA (30th percentile) floor for Cambridge: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N18 1FA

Nearby

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

Type	Name	Distance
Bus stop	North Middlesex Hospital	0.1 miles
Shop	WHSmith	0.1 miles
Shop	Romeo Trading Ltd	0.2 miles
Train station	Silver Street	0.4 miles
Train station	White Hart Lane	0.7 miles
Hospital	North London Hospice Winchmore Hill	1.0 miles
Hospital	Priory Hospital	2.2 miles
University	University of Wales Trinity Saint David London	5.6 miles
University	Arden University Stratford Campus	5.7 miles

Street-level crime

Category	Count
Violence and sexual offences	247
Anti-social behaviour	192
Vehicle crime	69
Other theft	61
Public order	50
Criminal damage and arson	45
Drugs	45
Theft from the person	40
Burglary	33
Robbery	33
Shoplifting	23
Possession of weapons	15
Other crime	12
Bicycle theft	4
Total incidents	869

Within 1 mile during Apr 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
Wilbury Primary School	Primary	0.3 miles	Good — 25 May 2023
Aylward Academy	Secondary	0.4 miles	Good — 11 Apr 2013
The Devonshire Hill Nursery & Primary School	Primary	0.5 miles	Good — 8 Feb 2012
St John and St James CofE Primary School	Primary	0.5 miles	Good — 13 Jan 2022
Haringey Sixth Form College	Other	0.5 miles	— (No rating)

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.71%

Max investor price (0.8%) £221,875

Target investor price (1%) £177,500

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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