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Flat 68, Merlin Heights, Waterside Way, London, N17 9GD

UPRN:10090477018Purpose Built Flat2 bedsBuilt 2012 onwards
LeaseholdCouncil Tax: Band CEPC: B (82)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T09:08:11.647695+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:08:29.198809+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed yesterday (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 68, Merlin Heights, Waterside Way, London, N17 9GD

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£496,000
£471k - £520kHigh
Estimate
£496k
Range
£471k – £520k
Rent Estimate (pcm)
£2,550
£2k - £3k
Monthly
£2,550
Yield
6.17%

Verdict

Derived from HomePortfolio scores

Flat 68 earns an INVESTIGATE rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (76/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
71/ 100
Mixed
Investment Score
68/ 100
Moderate
Crime Score
51/ 100
Elevated
Walkability
76/ 100
High
Transit & Bike
Transit 74Bike 66
Walk Score, out of 100

Valuation & Market

Sale Estimate£496,000
Rent Estimate (pcm)£2,550
Gross Yield6.17%
1y Growth-10.8%
3y Growth-1.7%
5y Growth-0.9%
10y Growth+2.3%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0N17 9GD
Approval Rate
-12mo
Development
low
  • HGY/2026/2933
    Rear garden: Ash (T1) - fell. Pear (T2) - reduce crown by 1.5m. Reason: The ash is dying - 90+% of it had no leaves this year. It's right next to an outbuilding in neighbour's garden and could cause significant damage if limbs fail. The pear hasn't had its crown reduced for a while thus requires general maintenance. Neighbour at number 18 had bad subsidence this summer. One of the recommendations from their insurer's surveyor was to reduce the crown, though this was verbal and we're waiting for the written recommendation.
    Pending
  • HGY/2026/2447
    Replacement of existing single glazed timber framed casement windows to front and rear elevations with new double glazed timber framed casement windows.
    Pending
  • HGY/2026/2864
    Partial approval of details (Ground Floor units within Phase 2 only) pursuant to Condition B16 (Sustainability Standards – Non-residential [BREEAM]) attached to Planning Permission Ref: HGY/2016/1719 dated 12 June 2017.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership64.7%
  • Overseas OwnershipNo
  • Lease Term Remaining234 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563
Population Density-
Owner Occupied40%
Age Distribution
0-15 15%16-64 80%65+ 5%
View Area Profile

Schools Nearby

  • Harris Academy Tottenham
    0.1 mi
    Outstanding
  • Ferry Lane Primary School
    0.3 mi
    Good
  • Welbourne Primary School
    0.4 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Hyland House School
    0.4 mi
    Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Merlin Heights Waterside Way
    -
    £310k
    -
  • Merlin Heights Waterside Way
    -
    £450k
    -
  • Merlin Heights Waterside Way
    -
    £305k
    -
  • Merlin Heights Waterside Way
    -
    £290k
    -