Sold STC Flat

6

FLEETWOOD APARTMENTS, 2, NORTHWOLD ROAD, LONDON, GREATER LONDON N16 7HG

3 beds 1 baths 151 m² Listed 11 Mar 2024 (-861d)

£1,000,000

Offers in Excess of

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# 3 bedroom apartment for sale (N16 7HG)

## Property Details

| Key | Value |
|-----|-------|
| Address | 6, FLEETWOOD APARTMENTS, 2, NORTHWOLD ROAD, LONDON, GREATER LONDON N16 7HG |
| Price | £1,000,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £1,000,000 Nov 2024 |

## Description

The Fleetwood Apartments constitute seventeen private loft residences in a former Victorian Schoolhouse, set back from Stoke Newington High Street behind a private walled garden offering a definitive landscape amongst communal gardens.

The property boasts distinct features throughout its vast footprint; offering authentic period nuances, brick work and high ceilings to name a few.

Boasting an enormous 2039 SQ FT (189 SQM) of space, this exceptional Victorian conversion offers three-double bedrooms, a study room, a huge reception room, a stunning kitchen/dining area, a bathroom, a lower ground floor music studio and storage space.

Additional benefits include a patio area to the front set within the communal gardens and a private parking space.

Located only moments away from a range of independent shops, cafes, restaurants and pubs. There are also several green spaces nearby; Abney Park is a short walk away, as is Clissold Park, with its tennis courts, popular café and beautiful lakes. Stoke Newington is very popular neighbourood with plenty to explore and once you live there, you'll find it difficult to leave!

Stoke Newington (Overground Line) is located only 0.2 miles away offering direct links to Liverpool Street within around 15 minutes. Dalston Kingsland and Dalston Junction (Overground Line) are within easy reach also as they are located 1 mile away and run trains to Highbury & Islington, Shoreditch High Street and Stratford.

Viewings are highly recommended to ascertain the uniqueness of this property.

The lease has 99 years remaining and the service charge is approx. £3400 per annum.

## Property Photos

- ![Picture No. 07](/listings/photos/145608839/1316256) - Picture No. 07
- ![Picture No. 12](/listings/photos/145608839/1316257) - Picture No. 12
- ![Picture No. 13](/listings/photos/145608839/1316258) - Picture No. 13
- ![Picture No. 02](/listings/photos/145608839/1316259) - Picture No. 02
- ![Picture No. 03](/listings/photos/145608839/1316260) - Picture No. 03
- ![Picture No. 04](/listings/photos/145608839/1316261) - Picture No. 04
- ![Picture No. 14](/listings/photos/145608839/1316262) - Picture No. 14
- ![Picture No. 05](/listings/photos/145608839/1316263) - Picture No. 05
- ![Picture No. 08](/listings/photos/145608839/1316264) - Picture No. 08
- ![Picture No. 09](/listings/photos/145608839/1316265) - Picture No. 09
- ![Picture No. 10](/listings/photos/145608839/1316266) - Picture No. 10
- ![Picture No. 06](/listings/photos/145608839/1316267) - Picture No. 06
- ![Picture No. 11](/listings/photos/145608839/1316268) - Picture No. 11

## Floorplans

- ![Floorplan](/listings/photos/145608839/1316269) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/145608839/1316270) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FLEETWOOD APARTMENTS, 2 6 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7HG | £1,000,000 | 15/11/2024 | Flat |
| FLEETWOOD APARTMENTS, 2 6 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7HG | £750,000 | 10/10/2012 | 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 |
|---------|-------|------|------|
| 55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £356,250 | 27/02/2026 | Flat |
| ABNEY PARK COURT, 230 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF | £272,500 | 18/12/2025 | Flat |
| RAINES COURT, 19 FLAT 52 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7DG | £560,000 | 27/11/2025 | Flat |
| 28 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF | £555,000 | 14/11/2025 | Flat |
| 4B CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6BD | £320,000 | 31/10/2025 | Flat |
| 9 FLAT 1 ABNEY PARK TERRACE, LONDON, HACKNEY, GREATER LONDON, N16 7HA | £390,000 | 27/03/2025 | Flat |
| COTTON EXCHANGE, 17 FLAT 35 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ | £450,000 | 19/11/2024 | Flat |
| 72 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD | £385,000 | 25/07/2024 | Flat |
| 181 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH | £315,000 | 05/07/2024 | Flat |
| 8 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HB | £425,000 | 14/12/2023 | Flat |
| ABNEY PARK COURT, 230 FLAT 49 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF | £320,000 | 06/12/2023 | Flat |
| ABNEY PARK COURT, 230 FLAT 44 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF | £317,500 | 24/11/2023 | Flat |
| 17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA | £815,000 | 14/11/2023 | Flat |
| 80 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD | £350,000 | 30/10/2023 | Flat |
| 150 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH | £370,000 | 26/10/2023 | Flat |
| 16 FLAT 9 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ | £335,000 | 20/10/2023 | Flat |
| 69 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD | £360,500 | 19/10/2023 | Flat |
| COTTON EXCHANGE, 17 FLAT 1 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ | £405,000 | 26/04/2023 | Flat |
| 7 - 15 FLAT 16 STAMFORD HILL, LONDON, HACKNEY, GREATER LONDON, N16 5TU | £604,000 | 17/01/2023 | Flat |
| 115 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH | £395,000 | 09/12/2022 | Flat |

**Area average:** £415,038 (20 sales)

## Price vs local average

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

- **Local average:** £532,538 (92 Flat, N16, 2024–2026)
- **Deviation:** +87.8%

## Rental Range

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

- **Low:** £2,360/mo
- **Realistic:** £2,622/mo
- **Optimistic:** £2,884/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 Flat, Brooke Road, N16 | £3,850/mo | 3 | 0.17 miles | OpenRent |

**Average rent: £3,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £481,250
- **Target investor price (1%):** £385,000

*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 £3,850/mo).*

- **Gross yield:** 4.6%
- **Cost-to-rent:** 21.6×
- **Monthly cashflow:** £-498/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.1%

*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).*

## Capital growth trend

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

- **5y growth:** -0.8%
- **10y growth:** 4.4%

## House Price Index (HM Land Registry)

*Official index for Hackney; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** 0.6%
- **5y growth (index):** 4.4%
- **10y growth (index):** 8.2%

## 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

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

151 m²

Council tax band

TBC

Last sold

£1,000,000 Nov 2024

Local average

£532,538 (+87.8%)

Deprivation

Decile 4 (10,689 of 33,755)

Street crime

1159 incidents within 1 mile (May 2026)

Key features

VIRTUAL VIEWINGS AVAILABLE
PRIVATE PARKING SPACE
CLOSE TO AMENITIES
PERIOD FEATURES
HIGH CEILINGS
RARE SPLIT LEVEL APARTMENT
PATIO AND COMMUNAL GARDENS
LEASEHOLD

Additional details

Parking: Yes
Garden: Yes

Description

Element Properties & Co are proud to present this unique and rarely available, split-level, 3/4 bedroom apartment set within a traditional Victorian school conversion located in the heart of Stoke Newington.

The Fleetwood Apartments constitute seventeen private loft residences in a former Victorian Schoolhouse, set back from Stoke Newington High Street behind a private walled garden offering a definitive landscape amongst communal gardens.
The property boasts distinct features throughout its vast footprint; offering authentic period nuances, brick work and high ceilings to name a few.

Boasting an enormous 2039 SQ FT (189 SQM) of space, this exceptional Victorian conversion offers three-double bedrooms, a study room, a huge reception room, a stunning kitchen/dining area, a bathroom, a lower ground floor music studio and storage space.
Additional benefits include a patio area to the front set within the communal gardens and a private parking space.

Located only moments away from a range of independent shops, cafes, restaurants and pubs. There are also several green spaces nearby; Abney Park is a short walk away, as is Clissold Park, with its tennis courts, popular café and beautiful lakes. Stoke Newington is very popular neighbourood with plenty to explore and once you live there, you'll find it difficult to leave!

Stoke Newington (Overground Line) is located only 0.2 miles away offering direct links to Liverpool Street within around 15 minutes. Dalston Kingsland and Dalston Junction (Overground Line) are within easy reach also as they are located 1 mile away and run trains to Highbury & Islington, Shoreditch High Street and Stratford.

Viewings are highly recommended to ascertain the uniqueness of this property.

The lease has 99 years remaining and the service charge is approx. £3400 per annum.

Listed by

London

Element Properties Alexandra Park Ltd

Reference: 145608839

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Rating Graph

Price history

33% since 2012

Event	Date	Price	% change
Sold	15/11/2024 (1 year ago)	£1,000,000	+33.3%
Sold	10/10/2012 (13 years ago)	£750,000	—

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
55 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£356,250	27/02/2026	Flat
ABNEY PARK COURT, 230 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF	£272,500	18/12/2025	Flat
RAINES COURT, 19 FLAT 52 NORTHWOLD ROAD, LONDON, HACKNEY, GREATER LONDON, N16 7DG	£560,000	27/11/2025	Flat
28 GARNHAM CLOSE, LONDON, HACKNEY, GREATER LONDON, N16 7LF	£555,000	14/11/2025	Flat
4B CAZENOVE ROAD, LONDON, HACKNEY, GREATER LONDON, N16 6BD	£320,000	31/10/2025	Flat
9 FLAT 1 ABNEY PARK TERRACE, LONDON, HACKNEY, GREATER LONDON, N16 7HA	£390,000	27/03/2025	Flat
COTTON EXCHANGE, 17 FLAT 35 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ	£450,000	19/11/2024	Flat
72 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD	£385,000	25/07/2024	Flat
181 FLAT 2 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 0LH	£315,000	05/07/2024	Flat
8 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HB	£425,000	14/12/2023	Flat
ABNEY PARK COURT, 230 FLAT 49 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF	£320,000	06/12/2023	Flat
ABNEY PARK COURT, 230 FLAT 44 STOKE NEWINGTON HIGH STREET, LONDON, HACKNEY, GREATER LONDON, N16 7HF	£317,500	24/11/2023	Flat
17 FLAT 1 GARNHAM STREET, LONDON, HACKNEY, GREATER LONDON, N16 7JA	£815,000	14/11/2023	Flat
80 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD	£350,000	30/10/2023	Flat
150 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH	£370,000	26/10/2023	Flat
16 FLAT 9 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0LQ	£335,000	20/10/2023	Flat
69 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HD	£360,500	19/10/2023	Flat
COTTON EXCHANGE, 17 FLAT 1 WILMER PLACE, LONDON, HACKNEY, GREATER LONDON, N16 0BJ	£405,000	26/04/2023	Flat
7 - 15 FLAT 16 STAMFORD HILL, LONDON, HACKNEY, GREATER LONDON, N16 5TU	£604,000	17/01/2023	Flat
115 GIBSON GARDENS, LONDON, HACKNEY, GREATER LONDON, N16 7HH	£395,000	09/12/2022	Flat

Area average: £415,038 (20 sales)

Capital growth trend

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

5y growth -0.8%

10y growth 4.4%

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

1y (index) 0.6%

5y (index) 4.4%

10y (index) 8.2%

Rental Range

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

Low £2,360/mo

Realistic £2,622/mo

Optimistic £2,884/mo

Based on Local Authority from postcode lookup → Hackney.

LHA (30th percentile) floor for Stevenage & North Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N16 7HG

Address

7 Garnham Street

Nearby

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

Type	Name	Distance
Shop	Sunlight Flowers	0.0 miles
Shop	M&M Heating & Plumbing	0.0 miles
Bus stop	Stoke Newington Church Street	0.0 miles
Bus stop	Northwold Road / Stoke Newington Common	0.0 miles
Train station	Stoke Newington	0.2 miles
Train station	Rectory Road	0.3 miles
Hospital	Moorfields at Hoxton	2.1 miles
University	University of Wales Trinity Saint David London	2.2 miles
University	Paris Dauphine University - London Campus	2.6 miles
Hospital	Medlabs Diagnostics	3.4 miles

Street-level crime

Category	Count
Violence and sexual offences	348
Anti-social behaviour	260
Theft from the person	90
Public order	86
Other theft	73
Shoplifting	72
Vehicle crime	65
Drugs	46
Bicycle theft	37
Burglary	31
Robbery	31
Other crime	10
Possession of weapons	7
Criminal damage and arson	3
Total incidents	1159

Within 1 mile during May 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
William Patten Primary School	Primary	0.1 miles	Outstanding — 20 Nov 2023
Tawhid Boys School, Tawhid Educational Trust	Other	0.1 miles	Good — 30 Sep 2022
Simon Marks Jewish Primary School	Primary	0.3 miles	Good — 23 Jun 2024
TTD Gur School	Other	0.3 miles	Inadequate — 9 Jul 2024
Beis Malka Girls' School	Other	0.3 miles	Good — 2 Mar 2020

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 Flat, Brooke Road, N16	£3,850/mo	3	0.17 miles	OpenRent

Average rent: £3,850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £481,250

Target investor price (1%) £385,000

Gross yield 4.6%

Cost-to-rent ratio 21.6×

Monthly cashflow £-498/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.1%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).