# 2 bedroom apartment for sale (N17 9GE)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 20, CRANE HEIGHTS, WATERSIDE WAY, LONDON, GREATER LONDON N17 9GE |
| Price | £450,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 2007-2011 |
| Floor area | 58 m² |
| Last sold | £440,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 13/07/2032
- **Current heating cost:** £139/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/1432-8323-3100-0364-8296)

## 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

## Property Photos

- ![Picture No. 11](/listings/photos/162981050/770796) - Picture No. 11
- ![Picture No. 04](/listings/photos/162981050/770797) - Picture No. 04
- ![Picture No. 14](/listings/photos/162981050/770798) - Picture No. 14
- ![Picture No. 12](/listings/photos/162981050/770799) - Picture No. 12
- ![Picture No. 13](/listings/photos/162981050/770800) - Picture No. 13
- ![Picture No. 08](/listings/photos/162981050/770801) - Picture No. 08
- ![Picture No. 09](/listings/photos/162981050/770802) - Picture No. 09
- ![Picture No. 10](/listings/photos/162981050/770803) - Picture No. 10
- ![Picture No. 03](/listings/photos/162981050/770804) - Picture No. 03
- ![Picture No. 02](/listings/photos/162981050/770805) - Picture No. 02
- ![Picture No. 06](/listings/photos/162981050/770806) - Picture No. 06
- ![Picture No. 05](/listings/photos/162981050/770807) - Picture No. 05
- ![Picture No. 07](/listings/photos/162981050/770808) - Picture No. 07
- ![Picture No. 15](/listings/photos/162981050/770809) - Picture No. 15

## Floorplans

- ![Floorplan](/listings/photos/162981050/770810) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £440,000 | 23/01/2026 | Flat |
| CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £350,000 | 07/11/2014 | Flat |
| CRANE HEIGHTS FLAT 20 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9GE | £232,500 | 23/11/2012 | 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 |
|---------|-------|------|------|
| 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 |
| COPPERMILL HEIGHTS FLAT 74 MILL MEAD ROAD, LONDON, HARINGEY, GREATER LONDON, N17 9FH | £130,500 | 08/12/2023 | Flat |
| EAGLE HEIGHTS 32 WATERSIDE WAY, LONDON, HARINGEY, GREATER LONDON, N17 9FU | £360,000 | 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)

## Price vs local average

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

- **Local average:** £372,106 (59 Flat, N17, 2024–2026)
- **Deviation:** +20.9%

## Rental Range

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

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

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Cambridge (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 2 Bed Flat, Poynton Road, N17 | £1,745/mo | 2 | 0.61 miles | OpenRent |

**Average rent: £1,745/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £218,125
- **Target investor price (1%):** £174,500

*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 OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,745/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.5×
- **Monthly cashflow:** £-227/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).*

## Price per Square Metre

- **£/m²:** £7,759/m²

## Capital growth trend

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

- **5y growth:** -9.7%
- **10y growth:** 50.3%

## House Price Index (HM Land Registry)

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

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

## 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)