Sold Flat

FLAT 59

HAMMOND COURT, 20, WATERMILL LANE, LONDON, GREATER LONDON N18 1FA

1 beds 1 baths 721 sq ft Listed 11 Nov 2022 (-1314d)

£275,000

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# 1 bedroom flat for sale (N18 1FA)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 59, HAMMOND COURT, 20, WATERMILL LANE, LONDON, GREATER LONDON N18 1FA |
| Price | £275,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Floor area | 67 m² |
| Last sold | £240,000 Dec 2022 |

## 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- **Expiry date:** 13/07/2025 — **EXPIRED** (no longer valid for marketing or letting)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:** £173/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8525-7233-3390-4734-4996)

## Description

Long Lease! Knights are delighted to offer this excellent One Bedroom First Floor Apartment, located within minutes walk of Silver Street Station. This newly built property offers a wealth of features to include, Double Bedroom, Spacious Lounge, Open Plan Kitchen, Balcony, Elevator Access, Gated Car Park, Gas Central Heating and Double Glazed Windows. The property also benefits from a new build warranty and is easily accessible into the City via Silver Street Station. This well-kept property would make an excellent first time purchase or lucrative buy to let investment. Viewings Highly Advised!

Property Information:

Lease: 92 years

SC: £199 pcm

GR: £150 pa

Tenure: Leasehold

Ownership: 100%

Council Tax: B

EPC Rating: B Rating

## Property Photos

- ![Photo](/listings/photos/129008093/645725)
- ![Photo](/listings/photos/129008093/645728)
- ![Photo](/listings/photos/129008093/645740)
- ![Photo](/listings/photos/129008093/645743)
- ![Photo](/listings/photos/129008093/645745)
- ![Photo](/listings/photos/129008093/645746)
- ![Photo](/listings/photos/129008093/645749)
- ![Photo](/listings/photos/129008093/645751)
- ![Photo](/listings/photos/129008093/645753)
- ![Photo](/listings/photos/129008093/645755)
- ![Photo](/listings/photos/129008093/645764)

## Floorplans

- ![Floorplan 1](/listings/photos/129008093/645770) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/129008093/645788) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HAMMOND COURT, 20 FLAT 59 WATERMILL LANE, LONDON, ENFIELD, GREATER LONDON, N18 1FA | £240,000 | 21/12/2022 | 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 |
| 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 |
| 11 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB | £239,000 | 28/01/2022 | Flat |
| 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 |
| 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:** £245,000 (20 sales)

## Price vs local average

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

- **Local average:** £235,977 (16 Flat, N18, 2024–2026)
- **Deviation:** +16.5%

## 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):** £898/mo

## 1% Rule

- **Rent ratio:** 0.65% (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.*

## Price per Square Metre

- **£/m²:** £4,104/m²

## Capital growth trend

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

- **5y growth:** 11.3%
- **10y growth:** 38.7%

## 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)

Photo 1 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7 Photo 8 Photo 9 Photo 10 Photo 11

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Property details

Tenure

LEASEHOLD (92 years remaining on lease)

Floor area

67 m²

Council tax band

EPC rating

Last sold

£240,000 Dec 2022

Price per m²

£4,104/m²

Local average

£235,977 (+16.5%)

Deprivation

Decile 1 (3,033 of 33,755)

Street crime

864 incidents within 1 mile (Apr 2026)

Key features

ONE DOUBLE BEDROOM
SPACIOUS LOUNGE
OPEN PLAN KITCHEN
BALCONY
ELEVATOR ACCESS
GATED CAR PARK
GAS CENTRAL HEATING
DOUBLE GLAZED WINDOWS
EPC RATING: B
NEW BUILD WARRANTY

Additional details

Parking: Yes

Description

Listed by

Edmonton

Knights Of Edmonton

Reference: 129008093

EPC Rating & Upgrade Cost

This certificate expired on 13/07/2025. A new EPC may be required before the property can be marketed or let.

Current rating: B

Potential rating: B

Inspection date: 14/07/2015

Expiry date: 13/07/2025 (expired)

Current heating cost: £173/year

Potential heating cost: £173/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	21/12/2022 (3 years ago)	£240,000	—

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
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
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
11 DORRIT MEWS, LONDON, ENFIELD, GREATER LONDON, N18 1PB	£239,000	28/01/2022	Flat
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
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: £245,000 (20 sales)

Capital growth trend

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

5y growth 11.3%

10y growth 38.7%

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: £898/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N18 1FA

Address

Bull Lane

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	243
Anti-social behaviour	191
Vehicle crime	71
Other theft	60
Public order	50
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	864

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

Rental comparables are temporarily unavailable while listing-site fetches are paused. Try again later.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.65%

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).