# 3 bedroom ground floor flat for sale (N17 9PQ) ## Property Details | Key | Value | |-----|-------| | Address | 37 YARMOUTH CRESCENT, LONDON, GREATER LONDON N17 9PQ | | Price | £500,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | D | | Construction age | England and Wales: 1976-1982 | | Floor area | 84 m² | | Last sold | £545,000 Oct 2025 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** C - **Current heating cost:** £543/year - **Est. upgrade cost to C:** £6,000 ### Recommendations - B (£500 - £1,500) - W2 (£4,000 - £6,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0330-2860-1440-2095-7911) ## Description BRICKWORKS SAYS Part of the Ferry Lane estate that pioneered a 'pleasant environment for residents', this thoughtfully designed flat delivers on that vision. Configured so that all the rooms face the River Lea, which flows just beyond the garden, it optimises every inch of space and cashes in on the wonderful location. The living space has a large window at one end, which frames the verdant view, and a hatch that interconnects it with the kitchen while keeping them as two distinct spaces. The kitchen is spacious, with warming terracotta tiles underfoot. It has a door that spills out onto a gravelled section of the garden—the perfect spot to entertain during warmer months. The three bedrooms are evenly sized, with slender yet ample dimensions. Having been built in the 1970s, storage is not an afterthought and has been integrated into nearly every room. The cork flooring is also a stylish nod to the building's design era, adding texture and visual appeal. But the ultimate pull has to be the landscaped garden that's adjacent to the River Lea. Complete with a low-brick wall, so you can see the water and watch the world drift by. Yarmouth Crescent sits within the Ferry Lane community in Tottenham and is ideally positioned to make the most of the surrounding areas. Meander along the towpath to grab a coffee at Table 13, get back to nature in the wilds of Walthamstow Wetlands, or sink a pint at one of the local taprooms (you're in the home of Beavertown, after all!). If you're looking for something slightly more challenging, head to Stronghold Climbing Centre or try your luck at Rollernation. This retro-style roller skating disco draws crowds from far and wide. THE OWNERS SAY We treasure the fact that you cannot see any buildings from the apartment, something we have not experienced before. The location next to the River Lea was one of the reasons we bought that flat, but the Kingfishers and tern fishing in the river was an unexpected joy! On top of that, the proximity to transport is a bonus. Within 15 minutes, you can get off the tube and be in a garden by the river with a drink in hand. We've loved our time here, but as architects and having lived in the property for over 10 years, we are now pining for a new project. POINTS TO CONSIDER Energy Performance Certificate (EPC): Current Energy Rating C Potential Energy Rating C Council Tax: Band D in the borough of Haringey £2,208 in 2025/26 Utilities: Monthly costs are approx: Electricity £57 Gas £58 Water £50 These figures naturally change seasonally. Tenure: Leasehold with 172 years left on the lease. Service charge: £176 per month, collected monthly. Ground rent: TBC EWS1: The building is exempt. Recent work: The current owners renovated throughout, including replacing all flooring, updating the electrics, reconfiguring the kitchen, and fully updating the bathroom. They also installed electrical points in the hallway cupboards to create a utility cupboard for the washer/dryer. The garden has also been totally transformed. Getting around: Tottenham Hale is a short walk away (10 mins) and a brilliant transport hub. So much so that you probably won't ever use another station, though South Tottenham (Suffragette line) and Seven Sisters (Victoria and Weaver) are also nearby, should you ever need them. You can pick up the speedy Victoria line from Tottenham Hale––think Oxford Circus in around 20 mins. You can also pick up the Stansted Express, which gets to the airport in half an hour. Several buses also run from here to Hackney, Stoke Newington and elsewhere. Plus, with the River Lea on your doorstep, you can walk or cycle to Stratford and Hackney Wick. Onward plans: The current owners need to find and are actively looking. THE LEGAL BIT While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances. EPC Rating: C ## Property Photos - ![Photo](/listings/photos/166292108/532977) - ![Photo](/listings/photos/166292108/532979) - ![Photo](/listings/photos/166292108/532984) - ![Photo](/listings/photos/166292108/532986) - ![Photo](/listings/photos/166292108/532989) - ![Photo](/listings/photos/166292108/532991) - ![Photo](/listings/photos/166292108/532993) - ![Photo](/listings/photos/166292108/532997) - ![Photo](/listings/photos/166292108/533002) - ![Photo](/listings/photos/166292108/533008) - ![Photo](/listings/photos/166292108/533020) - ![Photo](/listings/photos/166292108/533028) - ![Photo](/listings/photos/166292108/533039) - ![Photo](/listings/photos/166292108/533049) - ![Photo](/listings/photos/166292108/533058) - ![Photo](/listings/photos/166292108/533067) - ![Photo](/listings/photos/166292108/533072) - ![Photo](/listings/photos/166292108/533078) - ![Photo](/listings/photos/166292108/533081) - ![Photo](/listings/photos/166292108/533083) - ![Photo](/listings/photos/166292108/533085) - ![Photo](/listings/photos/166292108/533089) - ![Photo](/listings/photos/166292108/533091) - ![Photo](/listings/photos/166292108/533093) - ![Photo](/listings/photos/166292108/533094) - ![Photo](/listings/photos/166292108/533095) - ![Photo](/listings/photos/166292108/533096) - ![Photo](/listings/photos/166292108/533097) - ![Photo](/listings/photos/166292108/533100) - ![Photo](/listings/photos/166292108/533101) - ![Photo](/listings/photos/166292108/533103) - ![Photo](/listings/photos/166292108/533106) - ![Photo](/listings/photos/166292108/533108) ## Floorplans - ![All](/listings/photos/166292108/533110) - All ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #10262472 - **Address:** 37 Yarmouth Crescent, LONDON, N17 9PQ - **Certificate Issued:** 06/05/2014 - **Work Completed:** 26/03/2014 - **Items:** 5 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 37 YARMOUTH CRESCENT, LONDON, HARINGEY, GREATER LONDON, N17 9PQ | £545,000 | 17/10/2025 | Flat | | 37 YARMOUTH CRESCENT, LONDON, HARINGEY, GREATER LONDON, N17 9PQ | £279,950 | 23/05/2014 | 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 | |---------|-------|------|------| | 75 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DG | £270,000 | 27/03/2025 | Flat | | 99 KESSOCK CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PW | £372,000 | 29/08/2023 | Flat | | [Same street] 80 YARMOUTH CRESCENT, LONDON, HARINGEY, GREATER LONDON, N17 9PQ | £486,000 | 26/05/2023 | Terraced | | 24 ARMADALE CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PJ | £386,000 | 31/03/2023 | Flat | | 107 KESSOCK CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PW | £250,000 | 22/12/2022 | Flat | | [Same street] 40 YARMOUTH CRESCENT, LONDON, HARINGEY, GREATER LONDON, N17 9PQ | £275,000 | 26/10/2022 | Flat | | 102 ARMADALE CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PL | £300,000 | 29/09/2022 | Flat | | 55 ARMADALE CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PJ | £308,000 | 06/07/2022 | Flat | | 122 YARMOUTH CRESCENT, LONDON, HARINGEY, GREATER LONDON, N17 9PH | £282,000 | 06/04/2022 | Flat | | 78 ARMADALE CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PL | £325,000 | 11/02/2022 | Flat | | 97 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DG | £253,000 | 03/09/2021 | Flat | | 89 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DG | £270,000 | 23/08/2021 | Flat | **Street average:** £380,500 (2 sales) **Area average:** £301,600 (10 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £367,976 (52 Flat, N17, 2024–2026) - **Deviation:** +35.9% ## 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 Cambridge (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,122/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 | |------|------|------|------|------| | 3 Bed Terraced House, Ashby Road, N15 | £2,795/mo | 3 | 0.33 miles | OpenRent | **Average rent: £2,795/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.56% (weak for cashflow) - **Max investor price (0.8%):** £349,375 - **Target investor price (1%):** £279,500 *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 £2,795/mo).* - **Gross yield:** 6.7% - **Cost-to-rent:** 14.9× - **Monthly cashflow:** £521/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:** £5,952/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -9.5% - **10y growth:** 30.2% ## House Price Index (HM Land Registry) *Official index for Haringey; Flats and maisonettes series; as of February 2026.* - **1y growth (index):** -0.1% - **5y growth (index):** 2.4% - **10y growth (index):** 10.6% ## 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)