1/19
£1,200,000
House · 4 beds · 1 bath · 1,631 sq ft
Princess May Road, Stoke Newington, N16
0.05 miles away
Freehold
1/12
1/12
1 bed flat for sale Barretts Grove, London, N16
Asking price
£425,000
Added on 16/09/2026
Added on 16/09/2026
- Type
- Flat
- Bedrooms
- 1
- Bathrooms
- 1
- Size
- £910 per sq ft
- Tenure
- Leasehold
Council tax Band C £1,831 a year EPC Energy rating band C 75
Key features
- Designed by Amin Taha
- Constructed using cross laminated timber as both structure and finish
- Freehold being acquired by leaseholders
- Chain free
- Heating included in service charge
- Kitchen appliances including two Fisher & Paykel dishwashers, a Gorenje induction hob and a SMEG fridge and oven
- Located between Dalston and Newington Green
About this property
This one bedroom ground floor apartment is set within Spruce Apartments, a distinctive timber framed development designed by Amin Taha, located on Barrett’s Grove in Dalston’s conservation area. Built between 2014 and 2016, the building is constructed from cross laminated timber, a sustainable material that forms both the structure and interior finish, helping to reduce the overall environmental impact. The development comprises just six apartments and was shortlisted for the RIBA Stirling Prize, as well as receiving a Hackney Design Award, making this a rare opportunity to purchase within a small and well regarded building.
Floorplan
Energy performance
Energy rating band C 75
Current
Potential
92+
A
81-91
B
69-80
C
Current rating: 75 C
Potential rating: 75 C
55-68
D
39-54
E
21-38
F
1-20
G
This home is rated band C, scoring 75 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 £1,831 a year
Per year
- Band A£1,374
- Band B£1,602
- Band CThis home: £1,831
- Band D£2,060
- Band E£2,518
- Band F£2,976
- Band G£3,434
- Band H£4,121
This home is in band C, which costs £1,831 a year in Hackney for 2026/27.
Figures from MHCLG (Open Government Licence v3): the average bill for each band across Hackney, 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 mileCheaper than 54% of the 1-bed flats for sale nearby right now.
This home, £425,000 Median £450,000 · £350,000 – £550,000
Per square foot
£910 9% over
1-bed flats nearby £837
Against sold prices
11% over
N16 sold median £822 / sq ft, 780 sales
Compared with 100 1-bed flats for sale within 1 mile, 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 N16 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in N16 →
Location
Barretts Grove, London, N16
Mortgage and stamp duty
Property price £425,000
£212k £638k
Deposit10% £43,000
£0 £425k
Interest rate 4.5%
0.5% 15%
Repayment period 25 years
5 years 40 years
A £382,000 mortgage. Most lenders would want a household income of about £85,000 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 5, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Mar 2025 | 463 sq ft £1,134/sq ft | 463 sq ft | £1,134 | £525,000 |
| Flat 1, Spruce Apartments, 42, Barrett'S Grove Flat / maisonette | Flat / maisonette | Oct 2024 | n/a | n/a | n/a | £741,750 |
| Flat 6, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Jun 2024 | 517 sq ft £871/sq ft | 517 sq ft | £871 | £450,000 |
| Flat 2, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Sept 2022 | 603 sq ft £829/sq ft | 603 sq ft | £829 | £500,000 |
| Flat 1, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Jul 2022 | 990 sq ft £818/sq ft | 990 sq ft | £818 | £810,000 |
| Flat 3, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Jul 2022 | 463 sq ft £1,026/sq ft | 463 sq ft | £1,026 | £475,000 |
| Flat 2, Spruce Apartments, 42, Barrett'S Grove Flat / maisonette | Flat / maisonette | Jun 2022 | n/a | n/a | n/a | £430,000 |
| Flat 5, 32a, Barrett'S Grove Flat / maisonette | Flat / maisonette | Feb 2021 | 463 sq ft £951/sq ft | 463 sq ft | £951 | £440,000 |
Area insights
The neighbourhood around this property.
Marketed by
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