2 Bed Flat, Refurb/BRRR, London, N17 6RZ, £390,000

Hartham Road, London, N17 6RZ - 3 months ago

Refurb/BRRR

ROI: 2%

~53 m²

+7 photos

ValuationOvervalued

Sold Prices	£120K - £540K
Sold Prices/m²	£2K/m² - £8.3K/m²

Square Metres	~53.42 m²
Price/m²	£7.3K/m²
Value Estimate	£287,725£287,725

End Value (After Refurb)	£385,000£385,000

Investment Opportunity

Cash In
Purchase Finance	Bridging LoanBridging Loan
Deposit (25%)	£97,500£97,500
Stamp Duty & Legal Fees	£30,200£30,200
Refurb Costs	£28,261£28,261
Bridging Loan Interest	£10,238£10,238
Total Cash In	£167,948£167,948

Cash Out
Monetisation	FlipRefinance & RentRefinance & Rent
Revaluation	£385,000£385,000
Mortgage (After Refinance)	£288,750£288,750
Mortgage LTV	75%75%
Cash Left In	£167,948£167,948
Equity	£96,250£96,250
Rent Range	£1,500 - £1,550,360£1,500 - £1,550,360
Rent Estimate	£1,848
Running Costs/mo	£1,593£1,593
Cashflow/mo	£255£255
Cashflow/yr	£3,063£3,063
ROI	2%2%
Gross Yield	6%6%

Local Sold Prices

50 sold prices from £120K to £540K, average is £362.6K. £2K/m² to £8.3K/m², average is £5.5K/m².

Price	Date	Distance	Address	Price/m²	m²	Beds	Type
£320K	04/23	0.03 mi	25b, Forest Gardens, London, Greater London N17 6XA	-	-	2	Flat
£380K	12/22	0.1 mi	First Floor Flat, 42, Bruce Grove, London, Greater London N17 6RN	£5,672	67	2	Flat
£370K	05/21	0.1 mi	3b, Radley Road, London, Greater London N17 6RH	£6,379	58	2	Flat
£365K	06/21	0.15 mi	4b, Linley Road, London, Greater London N17 6RP	-	-	2	Flat
£374K	03/21	0.19 mi	28b, The Avenue, Tottenham, London, Greater London N17 6TD	-	-	2	Flat
£491K	06/23	0.19 mi	14, The Avenue, Tottenham, London, Greater London N17 6TD	£8,322	59	2	Flat
£375K	06/23	0.19 mi	Flat 9, Gaven House, Broadwater Road, London, Greater London N17 6JB	-	-	2	Flat
£415K	04/23	0.21 mi	52, Pembury Road, London, Greater London N17 8LY	-	-	2	Flat
£540K	06/23	0.23 mi	Flat Left, 18, Sperling Road, London, Greater London N17 6UH	-	-	2	Flat
£358K	12/20	0.24 mi	20a, Chandos Road, London, Greater London N17 6HN	£5,683	63	2	Flat
£400K	11/22	0.28 mi	Ground Floor Flat, 31, Drayton Road, London, Greater London N17 6HJ	£7,547	53	2	Flat
£270K	03/21	0.28 mi	27, Reed Road, London, Greater London N17 9BU	-	-	2	Flat
£179K	12/21	0.28 mi	5, Reed Road, London, Greater London N17 9BU	£2,995	60	2	Flat
£316K	02/21	0.29 mi	100, Napier Road, London, Greater London N17 6YH	-	-	2	Flat
£345K	03/21	0.31 mi	110a, The Avenue, Tottenham, London, Greater London N17 6TG	-	-	2	Flat
£360.3K	01/21	0.31 mi	63a, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£321K	06/21	0.31 mi	28, Gascoigne Close, London, Greater London N17 8BA	£5,350	60	2	Flat
£348K	03/21	0.31 mi	59b, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£385K	10/23	0.31 mi	53, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£391K	02/23	0.31 mi	103, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£348K	03/21	0.31 mi	59b, Steele Road, London, Greater London N17 6YJ	-	-	2	Flat
£120K	08/23	0.34 mi	20, Steele Road, London, Greater London N17 6YA	£2,024	59	2	Flat
£202.7K	10/21	0.37 mi	Flat 15, Martlesham, Adams Road, London, Greater London N17 6HT	-	-	2	Flat
£262K	03/21	0.38 mi	40, Siddons Road, London, Greater London N17 9UT	£4,596	57	2	Flat
£400K	11/22	0.38 mi	46, Siddons Road, London, Greater London N17 9UT	-	-	2	Flat
£341K	01/23	0.41 mi	21, Chesnut Grove, London, Greater London N17 9ET	£5,246	65	2	Flat
£440K	02/21	0.46 mi	7a, Chester Road, London, Greater London N17 6EQ	£6,286	70	2	Flat
£396.5K	02/21	0.46 mi	32a, Higham Road, London, Greater London N17 6NF	-	-	2	Flat
£310K	03/21	0.47 mi	70, Ranelagh Road, London, Greater London N17 6XU	-	-	2	Flat
£408K	11/22	0.47 mi	53, Napier Road, London, Greater London N17 6YG	-	-	2	Flat
£380K	12/20	0.51 mi	92b, Chester Road, London, Greater London N17 6BZ	-	-	2	Flat
£426K	06/21	0.55 mi	56a, Dongola Road, London, Greater London N17 6EE	-	-	2	Flat
£417.5K	03/21	0.57 mi	77a, Dongola Road, London, Greater London N17 6EB	-	-	2	Flat
£425K	01/21	0.57 mi	93, Dongola Road, London, Greater London N17 6EB	-	-	2	Flat
£274K	03/23	0.59 mi	10, Park Lane Close, London, Greater London N17 0HL	£4,281	64	2	Flat
£290K	11/22	0.6 mi	Flat 46, Somerset Hall, Creighton Road, London, Greater London N17 8SH	-	-	2	Flat
£415K	02/21	0.6 mi	Ground Floor Flat, 97, Gloucester Road, London, Greater London N17 6DA	£8,300	50	2	Flat
£355K	10/21	0.61 mi	36a, Kitchener Road, London, Greater London N17 6DX	-	-	2	Flat
£430K	08/23	0.62 mi	51, Kitchener Road, London, Greater London N17 6DU	£6,514	66	2	Flat
£275K	11/20	0.64 mi	Flat 55, Somerset Hall, Creighton Road, London, Greater London N17 8SH	-	-	2	Flat
£335K	06/21	0.64 mi	157, Shelbourne Road, London, Greater London N17 9YD	-	-	2	Flat
£326K	06/21	0.64 mi	161a, Shelbourne Road, London, Greater London N17 9YD	£5,344	61	2	Flat
£372K	12/20	0.64 mi	9, Lawrence Close, London, Greater London N15 4EL	£4,650	80	2	Flat
£320K	08/21	0.64 mi	Flat 37, Somerset Hall, Creighton Road, London, Greater London N17 8SH	-	-	2	Flat
£495K	03/21	0.69 mi	47d, Handsworth Road, London, Greater London N17 6DB	-	-	2	Flat
£285K	11/22	0.72 mi	1, Taylor Close, London, Greater London N17 0UB	£4,914	58	2	Flat
£415K	04/21	0.73 mi	234, Philip Lane, London, Greater London N15 4HJ	£7,981	52	2	Flat
£310K	04/21	0.73 mi	17, Academia Way, London, Greater London N17 8HE	£4,559	68	2	Flat
£365K	08/23	0.74 mi	Flat 7, Beaufort House, Talbot Road, South Tottenham, London, Greater London N15 4DR	-	-	2	Flat
£307K	03/21	0.74 mi	69, Northumberland Park, London, Greater London N17 0TG	£6,532	47	2	Flat

Local Rents

50 rents from £1.5K/mo to £1.6M/mo, average is £1.9K/mo.

Rent	Date	Distance	Address	Beds	Type
£1,800	05/24	0.07 mi	-	2	Flat
£1,800	05/24	0.07 mi	Woodside Gardens, London, N17	2	Flat
£1,750	06/24	0.07 mi	Woodside Gardens, London, N17	2	Flat
£1,700	01/25	0.15 mi	-	2	Flat
£1,700	01/25	0.15 mi	-	2	Flat
£1,750	05/24	0.15 mi	The Avenue , Tottenham , London, N17	2	Flat
£1,700	06/24	0.15 mi	The Avenue , Tottenham , London, N17	2	Flat
£1,700	12/24	0.16 mi	-	2	Flat
£1,900	01/25	0.16 mi	-	2	Flat
£2,000	04/25	0.16 mi	-	2	Flat
£2,250	05/24	0.18 mi	-	2	Flat
£2,000	04/25	0.19 mi	-	2	Flat
£1,995	04/25	0.21 mi	-	2	Flat
£1,995	04/25	0.21 mi	-	2	Flat
£1,600	05/24	0.22 mi	Bruce Castle Road, London	2	Flat
£1,500	06/24	0.25 mi	Lordsmead Road, Tottenham, London, N17	2	Flat
£1,750	06/24	0.25 mi	-	2	Flat
£1,900	12/24	0.26 mi	-	2	Flat
£2,000	05/24	0.29 mi	Reed Road, London	2	Flat
£1,700	03/25	0.29 mi	-	2	Flat
£1,845	12/24	0.3 mi	-	2	Flat
£1,800	06/24	0.3 mi	Mount Pleasant Road, Tottenham, London, N17	2	Flat
£1,800	05/24	0.3 mi	Drayton Road, London, N17	2	Flat
£1,900	06/24	0.31 mi	Lansdowne Road, Ground Floor, N17	2	Flat
£1,900	05/24	0.31 mi	-	2	Terraced House
£1,950	01/25	0.31 mi	-	2	Flat
£1,950	02/25	0.31 mi	-	2	Flat
£1,695	05/24	0.31 mi	Steele Road, Tottenham	2	Flat
£1,995	04/25	0.33 mi	-	2	Flat
£1,850	06/24	0.34 mi	Seymour Avenue, London, N17	2	Terraced House
£1,995	04/25	0.34 mi	-	2	Flat
£1,980	04/25	0.34 mi	-	2	Flat
£1,550,360	03/24	0.35 mi	Forster, London, N17	2	Flat
£2,050	06/24	0.36 mi	Mount Pleasant Road, London, N17	2	Flat
£1,850	02/25	0.36 mi	-	2	Flat
£1,850	03/25	0.36 mi	-	2	Flat
£3,000	05/24	0.37 mi	-	2	Flat
£1,700	05/24	0.37 mi	High Road, Tottenham, London, N17	2	Flat
£1,850	03/25	0.37 mi	-	2	Flat
£2,200	04/25	0.39 mi	-	2	Flat
£1,700	05/24	0.39 mi	Lansdowne Road, Tottenham, North london, N17	2	Flat
£1,700	01/24	0.4 mi	-	2	Flat
£1,750	03/24	0.42 mi	Napier Road, London, N17	2	Flat
£1,600	05/24	0.42 mi	Marden Road, London	2	Flat
£2,600	04/25	0.42 mi	-	2	Flat
£2,000	02/24	0.42 mi	-	2	Terraced House
£1,650	03/24	0.43 mi	Seymour Avenue, Tottenham, N17	2	Flat
£1,900	03/25	0.43 mi	-	2	Flat
£2,700	05/24	0.43 mi	-	2	Terraced House
£2,400	12/24	0.43 mi	-	2	Terraced House

Local Area Statistics

Population in N17	62,84362,843
Population in London	4,771,9214,771,921
Town centre distance	4.97 miles away4.97 miles away
Nearest school	0.10 miles away0.10 miles away
Nearest train station	0.20 miles away0.20 miles away

Rental demand	Landlord's marketLandlord's market
Rental growth (12m)	+3%+3%
Sales demand	Balanced marketBalanced market
Capital growth (5yrs)	+14%+14%

Property History

Price changed to £390,000

February 20, 2025

Listed for £400,000

January 23, 2025

Floor Plans

Description

Offered for sale with a share of freehold and no onward chain, this charming ground floor Victorian conversion offers the ideal canvas for buyers seeking to personalize their own home. Featuring two spacious double bedrooms, high ceilings, a kitchen, bathroom, and a private rear garden, the property is full of potential for modernisation, allowing you to create a home tailored to your taste.

Set in a vibrant and thriving community, the property is just a short walk from Bruce Castle Park and Lordship Recreation Centre, offering plenty of green space for outdoor activities. Transport links are excellent, with Bruce Grove (Overground) and Seven Sisters (Tube and Overground) stations providing easy access to London Liverpool Street, Stratford, the City and West End.

Agent Details

Anthony Pepe Estate Agents, Harringay

020 3889 9007

Next Steps?

This deal was sourced from Rightmove. Contact the landlord/agent for a viewing now 💪

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