Lambs Terrace, Edmonton, N9
London
£400,000
Listed on 21/10/2026
Listed on 21/10/2026
The listing
Property details
Bedrooms
2Type
End Of TerraceArea
745 sqftFeatures
- Garden
Description
A chain-free two-bedroom end-of-terrace house offered in need of modernisation. The ground floor includes a bay-fronted lounge, a 17ft kitchen/diner and a separate WC, with a bathroom on the first floor. The property also has gas central heating and partial double glazing.
Outside, a large garden of approximately 62ft has side access. The listing notes potential to extend, subject to planning permission and other necessary checks. Local shops, green spaces, schools including Latymer School, public transport and road links to the A406 and A10 are within reach.
WHOTS analysis
Our WHOTS verdict
An internal assessment of the opportunity to acquire, improve and create value.
39out of 100
Grade ELow opportunity
Confidence: MEDIUM
There’s a clear project here: the bay-fronted lounge and 17ft kitchen/diner offer scope for a modern refresh, while the sizeable 62ft garden and side access add useful flexibility. The dated finishes across the photographed rooms, plus the overgrown and patchy garden, give a buyer plenty to improve; the listing also mentions potential to extend, subject to planning permission.
The main drawback is the price. At £400,000, the asking price is around 16% above the local £/sqf average, and adding the £35,000–£60,000 refurb range leaves costs stretched against the local benchmark for this floor area. That comparison is not a forecast of the property’s value after works, but it makes the current numbers a weak fit for a value-led renovation project.
Key opportunities
- Refresh the dated 17ft kitchen/diner and bay-fronted lounge to create a more contemporary living space.
- Improve the 62ft garden, with side access offering practical flexibility.
- Explore the stated extension potential, subject to planning permission.
Key risks
- At the asking price, adding the estimated £35,000–£60,000 works budget leaves the purchase and refurbishment spend stretched against the local benchmark for a 745 sq ft home.
- Total commitment could reach about £447,500 all-in — £47,500 of works on top of the asking price, about 23% ahead of typical local benchmarks for this size — current-condition benchmarks only, not after-works GDV.
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Finance
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Illustrative repayments based on the asking price, not a mortgage offer.
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Current average 2-year fixed rate is 4.45%
Current average variable rate is 6.60%
Monthly Repayments
£1,511
Based on a loan of £300,000 over 30 years at 4.45% interest
These results are estimates and are only intended as a guide. Make sure you obtain accurate figures from your lender before committing to any mortgage. Your home may be repossessed if you do not keep up repayments on a mortgage.
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