BRICKWORKS SAYS

Abbotsford Avenue is a one-way street that links a parade of shops on West Green Road to the recently renamed La Rose Lane. It means you have the best of both: very little passing traffic while being right in the thick of the action.

The flat is on the first floor of a Victorian mansion block, one of six within the building. Behind a decorative entrance and hallway, you step into a beautiful and immaculately cared-for home that is deceptively large –– nearly a thousand square feet of lateral space. With three bedrooms, a dedicated living room and a superb kitchen-diner, there is space to live and grow, making it future-proof and endlessly adaptable.

The current owners have done a stellar job updating the flat over the years. Everything is in excellent condition, and the colour scheme helps bounce light around the internal spaces and tie the various zones together. It feels calm, refined and grown up. A quick word, too, for the communal garden. Recently stripped back, this blank canvas will excite anyone with green fingers. It is also next on the list as part of an agreed-upon renovation plan for the block.

If you wanted to put a pin in the centre of resurgent Tottenham, somewhere you could benefit from the things that make this area so great, Abbotsford Avenue might be the spot you discovered. Not only are you moments from Chestnuts Park and Downhills, two of the best parks, but you are also close to some of the coolest bars, stores and cafés in the area, including Perkyn's, Yard Sale Pizza and The Palm. On top of that, you are within walking distance of the tube from Turnpike Lane and Seven Sisters, resulting in an easy commute or trip into town.

THE OWNERS SAY

We’ve loved living in this flat. It is a bit of a Tardis: guests always comment how unexpectedly big it is as they enter and make their way along the hallway to our favourite space, the kitchen. Whether it’s enjoying the first coffee of the day with the morning light flooding in or entertaining friends in the evenings, it is a truly multifunctional space. We also love the living room, which provides a quiet, light and airy workspace during the day and a place of relaxation in the evenings.

It’s hard to believe how close the flat is to West Green Road because Abbotsford Avenue is so quiet. Barely a car passes down the road, and we have always found a parking space. West Green Road caters to everything you need within a 2-minute walk. We’ve particularly enjoyed Perkyn’s coffee shop on the corner of our road, Yard Sale Pizza around the corner (the best takeaway pizza in London!), and Bind Yoga Studio just a few doors further down.

There is a great sense of community in Tottenham. There is a great local vibe and many events all year round, especially in and around The Hub in Lordship Rec, a volunteer-run community centre and cafe. We visit Lordship Rec and Downhills Park most weekends; they are real gems that rival any park in North London, and we feel extremely lucky to be so close to them.

We also feel lucky to have such great neighbours in our block. We bought the Share of Freehold together in the summer of 2019, and together we have made many improvements to the block over the years. We have been very grateful for the ease with which decisions have been made and the collective attitude of doing what is best for the block.

We will be very sad to leave all of these behind but know that whoever moves in next will inherit a fabulous home in a vibrant, thriving neighbourhood.

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.

POINTS TO CONSIDER

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

Council Tax:
The property falls into Band D (£1,992.32 in 2024/25) in the borough of Haringey.

Utilities:
Current monthly costs are approx: Electricity £104, Gas £44 and Water £44. These figures naturally change seasonally during the year.

Tenure:
Share of Freehold. 960+ years on the underlying lease.

Service charge:
£150 per month. This covers sinking fund, building insurance, accounts and general cleaning and maintenance costs. It also leaves a surplus of £328 per month to the sinking fund, which currently sits at over £3k.

Ground rent:
None.

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

Recent work:
The windows were replaced six years ago with UPVC double-glazed heritage windows in keeping with the Victorian look and feel. The owners also erected a partition wall to reinstate the third bedroom. Redecorated throughout. Replaced the flooring and underlay throughout. Replaced the bathroom suite. Reconfigured the kitchen and replaced kitchen worktops.

Getting around:
The two closest stations are Turnpike Lane and Seven Sisters. They are almost equidistant (Turnpike Lane is a little closer, but it's nominal), so you can choose the station depending on your destination. Turnpike Lane is on the Piccadilly Line (soon to be updated) and the speedy Victoria Line from Seven Sisters. Various buses also run along West Green Road, opening up different routes and options.

Onward plans:
The owners are relocating outside of London to be closer to extended family. They are actively looking.

Anything else:
Lordship Rec is just the other side of Downhills Park, and it might be our favourite nearby green space. It's especially handy if you have kids, as there is an endless supply of activities for them, including a basketball court, a BMX track, an outdoor gym, a paddling pool/splash play, a picnic area, a playground, a skatepark and table tennis tables. There are also various events during the year, often from the Lordship Hub (Google it), plus a regular Saturday morning Park Run.