Offering modern living in a period setting, this light and airy first-floor one-bed maisonette in N22 has character and style in abundance.

Westbeech Road, Noel Park, 1 bedroom Maisonette

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BRICKWORKS SAYS

Set on the first floor of a handsome Victorian semi-detached building, this light-filled one-bedroom apartment flat has been extensively updated by the current owners, creating a cosy and contemporary living space. The building is shared with just one lovely neighbour.

With three original fireplaces in the property, period features, Kite wood flooring, fitted wardrobes, and a gorgeous bathroom with marble flooring (plus underfloor heating for cold toes), the property has everything you need for modern home comforts. There’s a work-from-home area in the living room, and the benefit of enough space for a table comfortably seating eight in the sleek kitchen; perfect for entertaining.

Westbeech Road forms part of the Noel Park estate, one of the earliest garden suburbs. A quiet street, it’s just a minute’s amble to Turnpike Lane and the wonderful Green Lanes, with multiple cafes, restaurants, and world-food shops. Not far from Crouch End, Alexandra Palace, several small parks, and walks along the New River canal, the area also offers excellent transport links directly into central London.

POINTS TO CONSIDER

Energy Performance Certificate:

The EPC gives a current Energy Efficiency Rating: C.

Council Tax:

In the London Borough of Haringey, the flat falls into Council Tax Band C (£1,120 in 2021/22).

Tenure:

One of only two flats in the building, the property has 104 years left on the lease.

Service charge:

Ground rent is £10 and a service charge £340 per annum.

Utilities:

The monthly utility costs currently run at gas £30, electricity £30 and water £28, other £29

Recent work:

The current owners have lived in the property for five years. In 2018 the roof was entirely recovered and re-insulated, with new gutters, exterior paintwork, bricks mended, and chimney repointed. In 2021 the owners installed Nest Thermostat heating, Kite wood flooring, a new radiator, and a new handmade fitted wardrobe in the bedroom. Previous owners had fitted in a new kitchen, and replaced all windows in 2014 (with consent) with elegant and modern double-glazed models.

Anything else:

Please note that the apartment has sole access to a large loft space which offers the potential for further rooms – they are already useable spaces with access via a pull-down ladder. Though currently demised to the council, there’s an option of purchasing the loft space in the future.

The garden (shown in the images) is not demised to the flat but is happily shared with the neighbour.

THE OWNER SAYS

We fell in love at first sight with this stunning maisonette, both inside and out. From the private entrance surrounded by jasmine to the bright light going through the flat all day long, we felt at home instantly. Year by year, we’ve tried to improve each room, adding cosiness and modernity, without compromising the period features.

As busy executives, the location from both Soho and Old Street is a blessing for us, while being on such a quiet street. The surrounding excellent restaurants from Green Lanes, Crouch End and great coffee shops such as Bean + Brew and the Middle Lane Market (without forgetting the amazing Prince N22) at the heart of a fast-evolving neighbourhood have made us incredibly happy.

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Brickworks loves:

Explore North London
landmarks

1 Beans & Barley

It began as a health food shop with a cafe as a sideshow, but the latter became so popular it grew and took over. Now, with an added a soft play area with kids’ toys and an expanded menu, it’s a huge hit with parents seeking solace in coffee and cake.

2 Harringay Local Store

Our favourite place to spend additional pennies on over-priced organic chocolate from Australia and locally brewed beer. Joking aside, the selection is good, and it’s easily one of the best local places to get quality, organic produce. You get to take all of it home in a tote – which rather tellingly reads, “Not Another Tescos.”

3 Downhills Park

This wonderful Victorian Park has a playgroup, playground, tennis courts, community cafe, and a charming lavender and rose garden, making it a place for all seasons.

4 Tomo Pizzeria

On Hornsey High Street, this is the best local Italian around for lunch or dinner. Seriously delicious grub – the pizza is amazing – and friendly staff who are happy to accommodate even the messiest child with grace, make this such a grat place to visit. The menu changes regularly too, which keeps things interesting, but we always seem to have the calamari starter!

5 Green Rooms Hotel

Aimed at artists and aesthetes, this hotel and restaurant is set in former electronic showroom dating from the 1930s. We love the ethos of this affordable hotel, which has 22 pared back but stylish doubles, two studio apartments and two dormitories (all with discounts for artists). The cool restaurant is a boon for the area and a destination in it’s own right, currently hosting Nigerian street food from Tokunbo’s Kitchen as part of a run of exciting pop-ups.