Laburnum Grove, Winchmore Hill, London, N21

This chain-free, long-lease conversion flat offers a clear light-refresh project: the older finishes across the visible rooms create scope to update the flooring and decoration, with the kitchen and bathroom offering further opportunities to improve. It also has two double bedrooms and a convenient Winchmore Hill setting, close to the station, local shops and Firs Farm wetlands.

At £325,000, the asking price is slightly above the local £/sqf average, and the numbers look tight once purchase and works are considered against local benchmarks. The visible vertical crack and damaged bathroom finish are worth checking and scoping, though no major exterior failure is apparent in the available images.

The numbers are middling rather than compelling because the asking price is reasonable enough, yet a meaningful works programme still keeps all-in costs only middling versus local benchmarks — around 7% above what similar-sized stock commands locally today. Not necessarily a deal-breaker for a project buyer, but it caps the headline score.