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See how verdicts work2-bedroom flat · N8 7FE
For saleReduced £85k (−17.5%) on 25 OctListed 258 days
Opportunity summary
See Archie’s verdict, returns by strategy and what to check before viewing.
About
Located in the highly sought-after Smithfield Square development this spectacular purpose built property comprises two bedrooms, two bathrooms, open-plan kitchen/reception room & private balcony.
Finished to a high standard the block benefits from lift access, concierge, is within 0.3 miles of Hornsey BR station & 0.7 miles of Turnpike Lane underground station.
Winkworth highly recommend an early internal viewing to avoid disappointment. Material Information - Tenure: 999 year lease from 1st January 2003.
Estimated Service Charges for 2024 - 2025 - £2,243.13 twice a year. Ground Rent - £500 per annum for the first fifteen years Council Tax: Haringey BAND : TBC. Parking: On Street Parking.
Permits can be bought from the Council. Utilities: The building is serviced by mains supplied water, electricity, gas and sewerage.
Broadband and Data Coverage: TBC Construction Type: Brick Heating:- Gas Central Heating
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
FAQ
About Basset Court, High Street, London, N8
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