# 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 | | Last sold | £240,000 Dec 2022 | ## 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.* ## 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)