1/17

2 bed flat for sale Merlin Heights, London, N17

Guide Price

£440,000

Added on 16/09/2026

Type: Flat
Bedrooms: 2
Bathrooms: 2
Size: £615 per sq ft
Tenure: Leasehold

Council tax Band C £2,057 a year EPC B 82

Key features

Two Bedrooms
2nd Floor
Private Balcony
Living Room With Modern Open Plan Kitchen
Luxury Bathroom
En-Suite Shower Room
Communal Garden
Excellent Transport Links
Chain Free

About this property

A luxury two-bedroom apartment set on the second floor of a sought-after modern development, just moments from excellent transport links at Tottenham Hale.

A stylish two-bedroom, two-bathroom apartment with a 16ft private terrace, set within the popular Hale Village development, just 0.3 miles (a six-minute stroll) from Tottenham Hale Underground Station (Victoria Line and National Rail).

Floorplan

Energy performance

B 82

Current

Potential

92+

81-91

82 B

69-80

55-68

39-54

21-38

1-20

This home is rated band B, scoring 82 out of 100. The average British home is band D.

Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.

Council tax

Band C £2,057 a year

Per year

Band A

£1,543
Band B

£1,800
Band C

This home: £2,057
Band D

£2,314
Band E

£2,828
Band F

£3,342
Band G

£3,856
Band H

£4,628

This home is in band C, which costs £2,057 a year in Haringey for 2026/27.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across Haringey, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone. Check a home's band on GOV.UK.

Price guide

100 comparables · within 1.5 miles

Priced above 52% of the 2-bed flats for sale nearby right now.

This home, £440,000 Median £425,000 · £325,000 – £541,000

Per square foot

£615 In line

2-bed flats nearby £616

Against sold prices

5% over

N17 sold median £588 / sq ft, 618 sales

Compared with 100 2-bed flats for sale within 1.5 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in N17 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in N17 →

Location

Merlin Heights, London, N17

Open map Street View

Mortgage and stamp duty

Property price £440,000

£220k £660k

Deposit10% £44,000

£0 £440k

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £396,000 mortgage. Most lenders would want a household income of about £88,000 to support it.

A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.

Properties sold nearby

HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.

Address	Type	Sold	Size	Size	£/sq ft	Price
Flat 42, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Jun 2026	463 sq ft £670/sq ft	463 sq ft	£670	£310,000
Flat 14, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Feb 2026	786 sq ft £573/sq ft	786 sq ft	£573	£450,000
Flat 18, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Nov 2025	441 sq ft £691/sq ft	441 sq ft	£691	£305,000
Flat 58, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Nov 2025	431 sq ft £674/sq ft	431 sq ft	£674	£290,000
Flat 29, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Sept 2025	689 sq ft £678/sq ft	689 sq ft	£678	£467,000
Flat 40, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Aug 2025	700 sq ft £665/sq ft	700 sq ft	£665	£465,000
Flat 65, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Jun 2025	861 sq ft £668/sq ft	861 sq ft	£668	£575,000
Flat 43, Merlin Heights, Waterside Way Flat / maisonette	Flat / maisonette	Apr 2025	441 sq ft £782/sq ft	441 sq ft	£782	£345,000