Sold STC Flat

Watermill Lane

London, N18, N18 1FA

2 beds 1 baths Listed 7 Aug 2021 (-1771d)

£300,000

Guide Price

Save

# 2 bedroom apartment for sale (N18 1FA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Watermill Lane, London, N18, N18 1FA |
| Price | £300,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £320,000 |

## Description

The Property

Guide Price: £300,000 - £325,000  * Offered with a long lease is a stunning two double bedroom purpose built flat, boasting circa 1,700sq ft of internal floor space. Set on the sixth floor within a sought after development located a moments walk to Silver Street station. This unusually spacious apartment offers exceptional contemporary living space and is beautifully presented throughout.

Comprising of a stunning large open plan reception room come kitchen diner that is flooded with natural light through its double aspect windows and floor to ceiling patio doors that lead out to a private balcony that spans the entire length of the property and offers elevated unobstructed views over the local area. The kitchen diner is equipped with modern fitted cabinets offering ample storage, stone composite work surfaces and integrated appliances including multi-functional  electric oven and induction hob, fridge/freezer and dishwasher. Both bedrooms are generously sized doubles. The stylish family bathroom benefits from ceramic tiled walls and floor, white bathroom suite with chrome fittings. The gated development offers allocated parking, communal grounds and secure lift with video entry phone system.

Location

Excellently located moments from Silver Street London Overground Station. Providing easy access to the City and West End. The development is very well located for local amenities while being a short walk to the open spaces of Pymmes Park. The eclectic mix of independent shops, bars and restaurants along Fore Street and Edmonton are all within easy reach. The Property is conveniently situated within easy access to the A406 and A10.

Lease Information

99 years from 2016. All prospective purchasers are advised to make their own enquiries via a solicitor.

Service Charges

We understand the service charge on the property is circa £2,000 per annum, with ground rent at £150 per annum. All prospective purchasers are advised to make their own enquiries via a solicitor.

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.

If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

## Property Photos

- ![The Development](/listings/photos/111584936/645690) - The Development
- ![Open Plan Living](/listings/photos/111584936/645696) - Open Plan Living
- ![Kitchen](/listings/photos/111584936/645698) - Kitchen
- ![Sun Terrace](/listings/photos/111584936/645700) - Sun Terrace
- ![Reception Room](/listings/photos/111584936/645702) - Reception Room
- ![Reception Room](/listings/photos/111584936/645704) - Reception Room
- ![Sun Terrace](/listings/photos/111584936/645706) - Sun Terrace
- ![Open Plan Living](/listings/photos/111584936/645709) - Open Plan Living
- ![Open Plan Living](/listings/photos/111584936/645711) - Open Plan Living
- ![Kitchen](/listings/photos/111584936/645713) - Kitchen
- ![Bedroom](/listings/photos/111584936/645714) - Bedroom
- ![Bedroom](/listings/photos/111584936/645715) - Bedroom
- ![Bathroom](/listings/photos/111584936/645717) - Bathroom
- ![Allocated Parking](/listings/photos/111584936/645719) - Allocated Parking
- ![Communal Gardens](/listings/photos/111584936/645721) - Communal Gardens

## Floorplans

- ![Floorplan 1](/listings/photos/111584936/645723) - Floorplan 1

## EPC Graphs

- ![epc](/listings/photos/111584936/645727) - epc

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £320,000 | 01/01/2022 | — |

## 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 |
| [Same street] 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 |
| [Same street] 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 |
| [Same street] 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 |
| 11 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB | £239,000 | 28/01/2022 | Flat |
| [Same street] HAMMOND COURT, 20 FLAT 78 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £320,000 | 24/01/2022 | Flat |
| 6 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB | £302,000 | 16/12/2021 | 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 |
| [Same street] 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 |
| 2 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB | £245,000 | 01/07/2021 | Flat |

**Street average:** £260,800 (5 sales)
**Area average:** £240,059 (17 sales)

## Price vs local average

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

- **Local average:** £235,977 (16 Flat, N18, 2024–2026)
- **Deviation:** +27.1%

## 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

## 1% Rule

- **Rent ratio:** 0.59% (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.*

## 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)

The Development Open Plan Living Kitchen Sun Terrace Reception Room Reception Room Sun Terrace Open Plan Living Open Plan Living Kitchen Bedroom Bedroom Bathroom Allocated Parking Communal Gardens

/ 15

Property details

Tenure

LEASEHOLD (94 years remaining on lease)

Last sold

£320,000

Local average

£235,977 (+27.1%)

Deprivation

Decile 1 (3,033 of 33,755)

Street crime

870 incidents within 1 mile (Apr 2026)

Key features

Two Double Bedrooms
Open Plan Living With Private Terrace
Modern Kitchen With Integrated Applianc
Stylish Bathroom
Energy Efficient Heating & Double Glazing
Close To Silver Street Station
Allocated Parking & Smart Entry System
Easy Access To A406 & A10

Additional details

Heating: Gas central
Parking: Allocated
Garden: Private garden

Description

The Property
Guide Price: £300,000 - £325,000 * Offered with a long lease is a stunning two double bedroom purpose built flat, boasting circa 1,700sq ft of internal floor space. Set on the sixth floor within a sought after development located a moments walk to Silver Street station. This unusually spacious apartment offers exceptional contemporary living space and is beautifully presented throughout.

Comprising of a stunning large open plan reception room come kitchen diner that is flooded with natural light through its double aspect windows and floor to ceiling patio doors that lead out to a private balcony that spans the entire length of the property and offers elevated unobstructed views over the local area. The kitchen diner is equipped with modern fitted cabinets offering ample storage, stone composite work surfaces and integrated appliances including multi-functional electric oven and induction hob, fridge/freezer and dishwasher. Both bedrooms are generously sized doubles. The stylish family bathroom benefits from ceramic tiled walls and floor, white bathroom suite with chrome fittings. The gated development offers allocated parking, communal grounds and secure lift with video entry phone system.

Location
Excellently located moments from Silver Street London Overground Station. Providing easy access to the City and West End. The development is very well located for local amenities while being a short walk to the open spaces of Pymmes Park. The eclectic mix of independent shops, bars and restaurants along Fore Street and Edmonton are all within easy reach. The Property is conveniently situated within easy access to the A406 and A10.

Lease Information
99 years from 2016. All prospective purchasers are advised to make their own enquiries via a solicitor.

Service Charges
We understand the service charge on the property is circa £2,000 per annum, with ground rent at £150 per annum. All prospective purchasers are advised to make their own enquiries via a solicitor.

Disclaimer for virtual viewingsSome or all information pertaining to this property may have been provided solely by the vendor, and although we always make every effort to verify the information provided to us, we strongly advise you to make further enquiries before continuing.
If you book a viewing or make an offer on a property that has had its valuation conducted virtually, you are doing so under the knowledge that this information may have been provided solely by the vendor, and that we may not have been able to access the premises to confirm the information or test any equipment. We therefore strongly advise you to make further enquiries before completing your purchase of the property to ensure you are happy with all the information provided.

Listed by

covering North London

Purplebricks

Reference: 111584936

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
10 Hammond Court, Watermill Lane, LONDON	79	90	98 m²	England and Wales: 2012 onwards	Terraced
11 Hammond Court, Watermill Lane, LONDON	80	90	102 m²	England and Wales: 2012 onwards	Terraced
12 Hammond Court, Watermill Lane, LONDON	79	90	100 m²	England and Wales: 2012 onwards	Terraced
15 Hammond Court, Watermill Lane, LONDON	79	88	125 m²	England and Wales: 2012 onwards	Terraced
16 Hammond Court, Watermill Lane, LONDON	79	89	125 m²	England and Wales: 2012 onwards	Terraced
17 Hammond Court, Watermill Lane, LONDON	79	89	125 m²	England and Wales: 2012 onwards	Terraced
8 Hammond Court, Watermill Lane, LONDON	79	90	98 m²	England and Wales: 2012 onwards	Terraced
Flat 1, Hammond Court, Watermill Lane, LONDON	83	83	90 m²	England and Wales: 2012 onwards	Flat
Flat 13, Hammond Court, Watermill Lane, LONDON	79	89	124 m²	England and Wales: 2012 onwards	Terraced
Flat 14 Hammond Court, Watermill Lane, LONDON	90	91	124 m²	—	Terraced
Flat 14, Hammond Court, Watermill Lane, LONDON	79	89	124 m²	England and Wales: 2012 onwards	Terraced
Flat 15 Hammond Court, Watermill Lane, LONDON	89	90	124 m²	—	Terraced
FLAT 15, HAMMOND COURT, 20 WATERMILL LANE, EDMONTON	79	88	127 m²	England and Wales: 2012 onwards	Terraced
Flat 16 Hammond Court, Watermill Lane, LONDON	89	90	124 m²	—	Terraced
FLAT 16, HAMMOND COURT, 20 WATERMILL LANE, EDMONTON	79	89	125 m²	England and Wales: 2012 onwards	Terraced

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

epc

Price history

Event	Date	Price	% change
Sold	01/01/2022 (4 years ago)	£320,000	—

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
Same street 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
Same street 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
Same street 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
11 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB	£239,000	28/01/2022	Flat
Same street HAMMOND COURT, 20 FLAT 78 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA	£320,000	24/01/2022	Flat
6 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB	£302,000	16/12/2021	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
Same street 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
2 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB	£245,000	01/07/2021	Flat

Street average: £260,800 (5 sales)

Area average: £240,059 (17 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 34.2%

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: £947/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	248
Anti-social behaviour	191
Vehicle crime	71
Other theft	60
Public order	51
Criminal damage and arson	46
Drugs	45
Theft from the person	40
Robbery	33
Burglary	32
Shoplifting	22
Possession of weapons	15
Other crime	12
Bicycle theft	4
Total incidents	870

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
St John and St James CofE Primary School	Primary	0.5 miles	Good — 13 Jan 2022
The Devonshire Hill Nursery & Primary School	Primary	0.5 miles	Good — 8 Feb 2012
Brook House Primary School	Primary	0.5 miles	Outstanding — 26 Sep 2023

Rental Comparables

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

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.59%

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).

Download brochure

Enter House Number

Enter the house number to help us retrieve more accurate pricing history and property data.

Please log in to submit or correct the house number for this listing.