Bayswater Close, Palmers Green, London. N13

BRICKWORKS SAYS

Set on the bank of a 17th-century aqueduct, overlooking Hazelwood Recreation Ground, this flat invites you to slow down. The spacious open-plan living area is warm and bright, thanks to its south-west orientation, with a dining space in the bay window to enjoy the view. From the kitchen, there’s an easy vantage point for cooking and conversation. If you prefer being outdoors, you can choose your spot — whether on the double balcony that flanks the living area or on the more secluded terrace tucked away off the main bedroom.

Perched on the second floor, natural light floods in through the windows, lifting the mood whatever the weather or time of year. The two smaller bedrooms are reassuringly similar in size (great when you have two little ones), while the primary bedroom is exclusively for grown-ups. It provides space for dressing and home-working, plus an ensuite bathroom worthy of a boutique hotel, with a double sink, walk-in rain shower, and brass fittings–all from Lusso Stone.

Bayswater Close is just a short walk from Palmers Green, an area cherished for its community spirit and everyday comforts. Independent cafés, tempting takeaways and even a microbrewery bring flavour and variety, while green spaces are close at hand. Firs Farm and Wetlands offer a wilder escape, and the New River winds its way south, perfect for long, leafy walks that can take you all the way to Islington via Finsbury Park and Stoke Newington.

THE OWNERS SAY

The flat sits in a peaceful, gated pocket of London along the New River. In the mornings, I love nothing more than drinking coffee on the sunny balcony, watching the birdlife among the trees of the local park.

There are plenty of nearby green spaces, cafés and family-run restaurants we enjoy, not least the award-winning Little Green Dragon pub with its jazz nights and open-mic sessions.

At home, I also appreciate the modern comforts, including a private parking space within the development.

POINTS TO CONSIDER

Energy Performance Certificate (EPC):
Current Energy Rating C
Potential Energy Rating C

Council Tax:
Band E in the borough of Enfield
£2,644 in 2025/26

Utilities:
Monthly costs are approx:
Electricity £45
Gas £50
Water £25
These figures naturally change seasonally

Tenure:
Leasehold with approx 111 years left on the lease.

Service charge:
£264 per month

The building has a ‘Right to Manage’ set-up with Directors, and it follows a regular maintenance programme. This year, for instance, they upgraded the CCTV throughout the building. As part of the management, they employ a weekly gardener for the grounds, a cleaner for the communal areas, and the lifts are serviced annually. All these expenses are budgeted for, and the aim is to have a surplus of around £10,000 annually after costs. The Directors of the RTM set the budget and service charge each year. It has not increased in the three years since the owner has lived there.

Ground rent:
£100 per year

EWS1:
The building is exempt

Neighbours:
In the building, there are 7 flats in total.

Recent work:
The current owners have installed a new bathroom, installed new boards on two of the terraces and repainted extensively.

Getting around:
A 15-minute walk will bring you to Palmers Green station (Zone 4), where you can catch National Rail services to King's Cross. Alternatively, take a bus to Bounds Green (Zones 3 & 4) for the Piccadilly line, or hop on your bike to join the Cycle Superhighway.

Onward plans:
The property is being sold chain-free

Anything else:
The flat also comes with its own private parking space.

THE LEGAL BIT

While we strive to create true-to-life photographs, floor plans and descriptions, our marketing material is only a guide. Purchasers should always visit in person, ask relevant questions and triple-check details. Brickworks takes our duty of care incredibly seriously and takes all reasonable steps to ensure all presented information is correct. However, we sometimes rely on the accuracy of the information provided to us by the seller and others. Also, please note that we often round up/down total floor plan measurements and/or use approximate distances.