Sold STC Flat

Flat 20

CRANE HEIGHTS, WATERSIDE WAY, LONDON, GREATER LONDON N17 9GE

2 beds 2 baths 58 m² Listed 6 Jun 2025 (-410d)

£450,000

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Property details

Tenure

LEASEHOLD

Floor area

58 m²

Council tax band

TBC

Last sold

£440,000 Jan 2026

Local average

£372,106 (+20.9%)

Street crime

997 incidents within 1 mile (May 2026)

Key features

  • Two Bedrooms
  • Two Bathrooms
  • Second Floor
  • Open Plan Living Space
  • Chain Free
  • Amazing Location

Description

Set within the recently developed Hale Village and just a six-minute walk from Tottenham Hale Station, this spacious two bedroom, two bathroom flat offers modern living in one of North London’s best-connected locations.

Located on the second floor and available chain free, the apartment features two generous double bedrooms, a large open plan living space, two bathrooms and a private balcony.

Tottenham Hale is known for its excellent transport links. The Victoria Line takes you to King's Cross in just four stops and Oxford Circus in seven. From there, Green Park and Victoria are within easy reach. Overground and Greater Anglia services from Tottenham Hale run frequently to Liverpool Street via Hackney or Stratford. The Stansted Express also runs every fifteen minutes, offering a direct link to the airport.

Locally, there is a growing choice of independent cafés, coffee shops and restaurants. Highlights include Beavertown Brewery, The High Cross, Table 13 within the complex, True Craft and Blighty India.

Green spaces surround the development. The nearby canal leads to Tottenham Marshes and Springfield Park, offering peaceful walking and cycling routes. In the other direction, the Walthamstow Wetlands—Europe’s largest urban nature reserve—provides a calm escape with wildlife, walking trails and a café in a beautifully restored Victorian engine house.

Please contact the lettings department at Winkworth Harringay to arrange an appointment to view .

Winkworth.co.uk

Your local independently owned property agency with a network of London offices.

Est 1835

Listed by

Harringay

Winkworth

Reference: 162981050

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
Flat 20, Crane Heights, Waterside Way, LONDON 82 82 58 m² England and Wales: 2007-2011 Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Floorplan

Price history

89% since 2012

Event Date Price % change
Sold 23/01/2026 (5 months ago) £440,000 +25.7%
Sold 07/11/2014 (11 years ago) £350,000 +50.5%
Sold 23/11/2012 (13 years ago) £232,500 —

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
MERLIN HEIGHTS FLAT 14 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £450,000 20/02/2026 Flat
EGRET HEIGHTS FLAT 41 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ £465,000 23/01/2026 Flat
KINGFISHER HEIGHTS FLAT 10 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GL £455,000 09/01/2026 Flat
EGRET HEIGHTS FLAT 42 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ £457,500 05/01/2026 Flat
EGRET HEIGHTS FLAT 24 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GJ £363,000 16/12/2025 Flat
CRANE HEIGHTS FLAT 35 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE £230,000 25/11/2025 Flat
MERLIN HEIGHTS FLAT 18 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £305,000 21/11/2025 Flat
MERLIN HEIGHTS FLAT 58 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £290,000 07/11/2025 Flat
NAVIGATION POINT, 2 FLAT 1305 HALE WHARF, LONDON, HARINGEY, GREATER LONDON, N17 9LX £600,000 18/07/2025 Flat
212 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW £360,000 02/06/2025 Flat
CRANE HEIGHTS FLAT 6 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE £445,000 28/03/2025 Flat
HALE WORKS APARTMENTS FLAT 64 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW £435,000 28/03/2025 Flat
MERLIN HEIGHTS FLAT 62 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GD £490,000 14/12/2023 Flat
220 BREAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9DW £300,000 11/12/2023 Flat
EAGLE HEIGHTS 32 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9FU £360,000 08/12/2023 Flat
COPPERMILL HEIGHTS FLAT 74 MILL MEAD ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9FH £130,500 08/12/2023 Flat
LAPWING HEIGHTS FLAT 26 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GP £465,000 17/11/2023 Flat
31 REEDHAM CLOSE, LONDON, HARINGEY, GREATER LONDON, N17 9PX £390,000 27/10/2023 Flat
COPPERMILL HEIGHTS FLAT 6 FERRY LANE, LONDON, HARINGEY, GREATER LONDON, N17 9FG £157,500 20/10/2023 Flat
HALE WORKS APARTMENTS FLAT 35 DANELAND WALK, LONDON, HARINGEY, GREATER LONDON, N17 9GW £120,000 12/10/2023 Flat

Area average: £363,425 (20 sales)

Capital growth trend

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

5y growth -9.7%
10y growth 50.3%

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

1y (index) -0.8%
5y (index) 3.9%
10y (index) 7.5%

Rental Range

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

Low £1,991/mo
Realistic £2,212/mo
Optimistic £2,433/mo

Based on Local Authority from postcode lookup → Haringey.

LHA (30th percentile) floor for Cambridge: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View N17 9GE

Address

Daneland Walk

Nearby

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

Type Name Distance
Shop The Hale Village Dry Cleaning Co. 0.1 miles
Bus stop Mill Mead Road 0.1 miles
Shop Lock 17 Wholefoods 0.1 miles
Train station Tottenham Hale 0.1 miles
Train station Bruce Grove 0.7 miles
Hospital North London Hospice Winchmore Hill 2.9 miles
University Arden University Stratford Campus 3.8 miles
Hospital Moorfields at Hoxton 4.0 miles
University University of Wales Trinity Saint David London 4.1 miles

Street-level crime

Category Count
Anti-social behaviour 282
Violence and sexual offences 259
Vehicle crime 89
Shoplifting 87
Public order 57
Other theft 49
Theft from the person 48
Drugs 31
Burglary 28
Robbery 27
Bicycle theft 14
Possession of weapons 11
Other crime 10
Criminal damage and arson 5
Total incidents 997

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
Ferry Lane Primary School Primary 0.2 miles Good — 8 Nov 2023
Harris Academy Tottenham Other 0.2 miles Outstanding — 18 Jul 2017
Welbourne Primary School Primary 0.4 miles Requires improvement — 17 Sep 2023
Holy Trinity CofE Primary School Primary 0.5 miles Outstanding — 24 Nov 2022
Hyland House School Other 0.5 miles Requires improvement — 7 Nov 2023

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
2 Bed Flat, Poynton Road, N17 £1,745/mo 2 0.61 miles OpenRent

Average rent: £1,745/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%
Max investor price (0.8%) £218,125
Target investor price (1%) £174,500
Gross yield 4.7%
Cost-to-rent ratio 21.5×
Monthly cashflow £-227/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).

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