# 2 bedroom apartment for sale (N18 1FA) ## Property Details | Key | Value | |-----|-------| | Address | FLAT 73, HAMMOND COURT, 20, WATERMILL LANE, LONDON, GREATER LONDON N18 1FA | | Price | £319,995 | | Bedrooms | 2 | | Bathrooms | 1 | | Floor area | 88 m² | | Last sold | £145,000 Mar 2021 | ## EPC Rating & Upgrade Cost - **Current rating:** B - **Potential rating:** B - **Expiry date:** 13/07/2025 — **EXPIRED** (no longer valid for marketing or letting) - **Current heating cost:** £264/year [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0835-3874-7435-9295-2415) ## Description **CLICK FOR VIDEO TOUR** KINGS are proud to present this TRULY STUNNING Two Double Bedroom Apartment located within a secure gated development BUILT IN 2015 still under warranty. This LARGER THAN AVERAGE modern property is spacious throughout boasting a generous floor area of OVER 900 SQ FT. Situated on the fourth floor and LIFT OPERATED, the property comprises a dual aspect 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, paving and panoramic sliding glass panels, two good sized double bedrooms, a luxury fully tiled and fitted bathroom and storage cupboards. 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. In our opinion this makes a great base for a first time buyer or as a sound investment. * 45% Shared Ownership Option Also Available * **Communal Front Door To:** - **Communal Entrance Hallway To** - Postboxes, residents card activated lift and stair access. **Lift And Staircase To 4Th Floor Landing To** - **Own Front Door To** - **Entrance Hallway** - 2.08m x 3.96m (6'10 x 13'0) - With single radiator, two storage cupboards, power points, laminate flooring. **Open Plan Living Space** - 8.48m x 4.17m (27'10 x 13'8) - With double glazed window to rear, double glazed window and door to side leading to balcony, single radiator, storage cupboard, TV points, phone points, power points, laminate flooring. **Kitchen** - 4.22m x 1.96m (13'10 x 6'5) - With range of base and wall units with roll top work surfaces, stainless steel sink and drainer unit, integrated gas hob and electric oven, integrated fridge freezer, plumbed for washing machine and dishwasher, extractor fan, spotlights, power points, laminate flooring. **Bathroom** - 2.06m x 2.06m (6'9 x 6'9) - With fully tiled walls, heated towel rail, panel enclosed bath with mixer tap and shower attachment, wash hand basin with mixer tap and vanity unit under, low level W.C, spotlights, shaver point, tiled flooring. **Bedroom One** - 5.64m x 3.02m (18'6 x 9'11) - With double glazed window to rear, single radiator, TV point, phone point, power points, carpeted flooring. **Bedroom Two** - 5.36m x 2.90m (17'7 x 9'6) - With double glazed window to rear, single radiator, power points, carpeted flooring. **Winter Garden / Balcony** - 4.57m x 1.63m (15'0 x 5'4) - With tiled flooring and lighting. ## Property Photos - ![Photo](/listings/photos/73336737/645779) - ![Photo](/listings/photos/73336737/645782) - ![Photo](/listings/photos/73336737/645793) - ![Photo](/listings/photos/73336737/645798) - ![Photo](/listings/photos/73336737/645801) - ![Photo](/listings/photos/73336737/645804) - ![Photo](/listings/photos/73336737/645805) - ![Photo](/listings/photos/73336737/645807) - ![Photo](/listings/photos/73336737/645810) - ![Photo](/listings/photos/73336737/645812) - ![Photo](/listings/photos/73336737/645815) - ![Photo](/listings/photos/73336737/645818) - ![Photo](/listings/photos/73336737/645819) - ![Photo](/listings/photos/73336737/645822) - ![Photo](/listings/photos/73336737/645824) - ![Photo](/listings/photos/73336737/645827) - ![Photo](/listings/photos/73336737/645830) ## Floorplans - ![Floorplan 1](/listings/photos/73336737/645834) - Floorplan 1 ## EPC Graphs - ![EE Rating](/listings/photos/73336737/645838) - EE Rating - ![EI Rating](/listings/photos/73336737/645842) - EI Rating ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | HAMMOND COURT, 20 FLAT 73 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £145,000 | 19/03/2021 | 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 | | HAMMOND COURT, 20 FLAT 57 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £155,000 | 15/10/2021 | Flat | | 119 WIGSTON CLOSE, LONDON, ENFIELD, GREATER LONDON, N18 1XG | £220,000 | 04/10/2021 | Flat | **Area average:** £242,053 (19 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £235,977 (16 Flat, N18, 2024–2026) - **Deviation:** +35.6% ## 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):** £947/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 | |------|------|------|------|------| | 2 Bed Flat, Moree Way, N18 | £1,800/mo | 2 | 0.57 miles | OpenRent | | 2 Bed Flat, Claddagh Court, N18 | £1,850/mo | 2 | 0.88 miles | OpenRent | **Average rent: £1,825/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.57% (weak for cashflow) - **Max investor price (0.8%):** £228,125 - **Target investor price (1%):** £182,500 *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 OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,825/mo).* - **Gross yield:** 6.8% - **Cost-to-rent:** 14.6× - **Monthly cashflow:** £357/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.6% *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:** £3,636/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:** 34.2% ## 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)