# 1 bedroom flat for sale (N15 5AE) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 1, 146 WEST GREEN ROAD, LONDON, GREATER LONDON N15 5AE | | Price | £399,950 | | Bedrooms | 1 | | Construction age | England and Wales: before 1900 | | Floor area | 78 m² | | Last sold | £525,000 Feb 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 15/03/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £640/year - **Est. upgrade cost to C:** £18,715 ### Recommendations - Q (£4,000 - £14,000) - W1 (£800 - £1,200) - D (£80 - £120) - E (£65) - G (£350 - £450) - I (£2,200 - £3,000) - T2 (£400 - £900) - O (£3,300 - £6,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9268-9050-7217-3945-2974) ## Description Boasting lots of natural charm and character this exceptional one bedroom, two reception room period conversion is deceptively spacious and offers a home that provides a comfortable and peaceful ambience within the heart of Seven Sisters. The property affords a versatile layout hence its present owners currently use it as a two bedroom apartment. With an expansive 739 sq ft of internal living accommodation across the ground floor, tall ceilings , period features, a fabulous 23.10 ft open plan kitchen reception room and a huge well designed section of outside space within the attractive shared garden this really is one not to be missed for the urban house hunter looking to set up home in this exciting North London Location. Positioned on the corner of Bedford Road boasting some of the largest and much sought after family houses in the area with close access to to the hustle and bustle of the rapidly evolving West Green Road with its mix of old and new coffee shops, food outlets and convenience stores. Seven Sisters BR-Underground is at the end of the road ensuring efficient access into Central London and the City.The green spaces of Downhills Park with its popular community cafe', tennis courts and kids playground is just a short stroll around the corner while some excellent local nurseries and Primary schools are all near by. Please contact the sales team at Winkworth Harringay to arrange an appointment to view this stunning flat or to find out what else is happening in N15 - 020 8800 5151. Winkworth.co.uk ## Property Photos - ![Picture No.19](/listings/photos/34018212/368489) - Picture No.19 - ![Picture No.11](/listings/photos/34018212/368491) - Picture No.11 - ![Picture No.02](/listings/photos/34018212/368492) - Picture No.02 - ![Picture No.06](/listings/photos/34018212/368494) - Picture No.06 - ![Picture No.04](/listings/photos/34018212/368497) - Picture No.04 - ![Picture No.08](/listings/photos/34018212/368499) - Picture No.08 - ![Picture No.03](/listings/photos/34018212/368501) - Picture No.03 - ![Picture No.17](/listings/photos/34018212/368503) - Picture No.17 - ![Picture No.18](/listings/photos/34018212/368505) - Picture No.18 - ![Picture No.05](/listings/photos/34018212/368507) - Picture No.05 - ![Picture No.07](/listings/photos/34018212/368510) - Picture No.07 - ![Picture No.14](/listings/photos/34018212/368511) - Picture No.14 - ![Picture No.09](/listings/photos/34018212/368513) - Picture No.09 - ![Picture No.10](/listings/photos/34018212/368515) - Picture No.10 - ![EPC](/listings/photos/34018212/368517) - EPC ## Floorplans - ![Floorplan](/listings/photos/34018212/368518) - Floorplan ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #4886378 - **Address:** 146 West Green Road, LONDON, N15 5AE - **Certificate Issued:** 17/07/2007 - **Work Completed:** 27/06/2007 - **Items:** 1 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 146 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £525,000 | 16/02/2024 | Flat | | 146 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £411,238 | 11/02/2016 | 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 | |---------|-------|------|------| | BUTTERFLY COURT FLAT 15 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £440,000 | 16/01/2026 | Flat | | BIRDSMOUTH COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £442,000 | 05/09/2025 | Flat | | 1 SUMMERHILL ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4HF | £455,000 | 28/08/2025 | Flat | | BIRDSMOUTH COURT FLAT 25 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £460,000 | 04/07/2025 | Flat | | BUTTERFLY COURT FLAT 40 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £595,000 | 30/06/2025 | Flat | | BUTTERFLY COURT FLAT 53 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £450,000 | 01/12/2023 | Flat | | BIRDSMOUTH COURT FLAT 19 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 30/11/2023 | Flat | | BUTTERFLY COURT FLAT 59 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £435,000 | 04/09/2023 | Flat | | 1A SUMMERHILL ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4HF | £475,000 | 07/08/2023 | Flat | | [Same street] 166 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £750,000 | 16/01/2023 | Detached | | 223A WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EA | £340,000 | 18/11/2022 | Flat | | BIRDSMOUTH COURT FLAT 30 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £365,000 | 13/10/2022 | Flat | | BIRDSMOUTH COURT FLAT 33 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FW | £170,000 | 04/10/2022 | Flat | | BUTTERFLY COURT FLAT 36 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £485,000 | 23/09/2022 | Flat | | 68 KIRKTON ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EY | £171,000 | 06/09/2022 | Flat | | BUTTERFLY COURT FLAT 26 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £495,000 | 24/08/2022 | Flat | | [Same street] 156 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £960,000 | 19/08/2022 | Terraced | | DOVETAIL PLACE 20 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £350,000 | 27/05/2022 | Flat | | BUTTERFLY COURT FLAT 63 BATHURST SQUARE, LONDON, HARINGEY, GREATER LONDON, N15 4FA | £450,000 | 20/05/2022 | Flat | | DOVETAIL PLACE 29 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £575,000 | 12/05/2022 | Flat | | 223B WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5EA | £317,500 | 14/03/2022 | Flat | | DOVETAIL PLACE 19 LAWRENCE ROAD, LONDON, HARINGEY, GREATER LONDON, N15 4EB | £345,000 | 04/03/2022 | Flat | | [Same street] 152 FLAT 1 WEST GREEN ROAD, LONDON, HARINGEY, GREATER LONDON, N15 5AE | £305,000 | 28/06/2021 | Flat | **Street average:** £671,667 (3 sales) **Area average:** £399,275 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £384,044 (34 Flat, N15, 2024–2026) - **Deviation:** +4.1% ## Rental Range *ONS Price Index of Private Rents (Haringey). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,993/mo - **Realistic:** £2,214/mo - **Optimistic:** £2,435/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, Seaford Road, N15 | £1,750/mo | 1 | 0.17 miles | OpenRent | | 1 Bed Flat, West Green Road, N15 | £1,500/mo | 1 | 0.18 miles | OpenRent | | 1 Bed Flat, West Green Road, N15 | £1,550/mo | 1 | 0.18 miles | OpenRent | | 1 Bed Flat, West Green Road, N15 | £1,535/mo | 1 | 0.18 miles | OpenRent | | Studio Flat, Gloucester Road, N17 | £1,050/mo | 1 | 0.35 miles | OpenRent | | Studio Flat, La Rose Lane, N15 | £1,050/mo | 1 | 0.46 miles | OpenRent | **Average rent: £1,406/mo (6 listings)** ## 1% Rule - **Rent ratio:** 0.38% (weak for cashflow) - **Max investor price (0.8%):** £189,750 - **Target investor price (1%):** £151,800 *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 £1,518/mo).* - **Gross yield:** 4.6% - **Cost-to-rent:** 22× - **Monthly cashflow:** £-234/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -2.4% *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:** £5,128/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -14.3% - **10y growth:** 6.8% ## House Price Index (HM Land Registry) *Official index for Haringey; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -1.8% - **5y growth (index):** 3.8% - **10y growth (index):** 10.4% ## 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)