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See how verdicts work2-bedroom house · N17 7HJ
For saleReduced £10k (−2.1%) on 5 OctListed 169 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Attention Buyers! Neo's are pleased to welcome this bright and spacious house. This two bedroom house makes a great first home in a popular part of Tottenham.
The ground floor has a welcoming open plan layout. You enter into the reception space at the front, which flows naturally into the kitchen and dining area to the rear.
It is a bright, practical arrangement that works well for everyday life. This home has been modernised throughout and it is great credit to the sellers. The garden is a real bonus.
It stretches out from the kitchen and leads down to a garden studio at the back. Set up currently as a workspace, it would also make a great gym, hobby room or spot for guests.
One of the real highlights of this home is the wonderful rear garden.
It provides a lovely sense of privacy and a delightful leafy outlook and, if you are looking for peace and quiet after a long day then look no further, as the garden offers a superb sun-drenched area to relax and unwind, perhaps with an evening drink or maybe an early morning breakfast.
Upstairs, there are two good sized double bedrooms. The bathroom is on the ground floor and is finished in a modern style.
Tottenham continues to grow in popularity, known for its characterful homes, green spaces and strong transport links.
Independent cafés and restaurants are popping up in the area, and the local brewing scene adds to the creativity here.
Bruce Castle Park and Lordship Rec are both nearby, with the community run Lordship Hub at the centre of things.
Please call today to avoid any disappointment EPC Rating D with Potential of B Council Tax Band C
Value & comps
No previous sales on record.
Returns
Set an offer; the calculator follows it.
Short-let restrictions apply
We're still gathering serviced-accommodation data for this area.
Archie refurb estimate: a Pro feature
0.0% below asking
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Deal
Properties like this can earn 2–3x BTL yields when converted to HMO, with retrofit costs around £10k/room. Sign in to see the full tier, yield projection, and cost breakdown.
Commercial properties like this can earn 30-50% higher yields when converted to residential under Class MA / Q / P / PA, with prior approval costing ~GBP 96/unit. Sign in to see the recommended route, yield uplift, and cost breakdown.
BRRR-suited properties can recycle 80-100% of investor capital on refi, leaving a high-yielding rental with most of the money out. Sign in to see the refurb cost stack, ARV projection, and refinance maths.
Detached + large garden = sub-division play. Pro tier unlocks the tier badge, plot size, uplift estimate, and regional land benchmark.
Short-lease flats trade at deep discount, but extending under the 1993 Act often costs far less than the discount. Pro tier unlocks the tier badge, premium breakdown, long-lease ARV and arbitrage maths.
See projected short-stay revenue vs a vanilla BTL for this property.
See real sub-let margins (HMO room rates & SA nightly rates) vs the landlord rent.
Area
Agent & docs
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FAQ
About 45 Risley Avenue, LONDON
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