Description
Key Takeaways:
• 6 units (4 residential + 2 commercial) with part current planning consent
• Guide Price: £445,000; benefit from commercial SDLT rate (5%)
• 69.2% ROI potential on sale; 8.1% rental yield if held
• Requires loft conversion (≤40 m³) and a 3 m rear extension in order to maximise
• Prime North London location near Edmonton Green
This site presents a rare Edmonton mixed-use development at 9 Westoe Road, N9 0SH. Planning consent is in place for six units, subject to a loft conversion and 3 m extension. With a guide price of £445,000 and favorable commercial Stamp Duty Land Tax rates, investors can realize a 69.2% return on sale or secure an 8.1% yield by renting the completed scheme.
The Edmonton mixed-use development at 9 Westoe Road delivers a unique investment in Edmonton Green’s regeneration zone. Investors benefit from permitted development rights for the loft conversion (up to 40 m³) and a rear extension (max 3 m depth) under Enfield Council guidelines. Consequently, planning is straightforward and cost-efficient.
Moreover, mixed-use schemes command lower Stamp Duty Land Tax rates—only 5% above £250,000. Providing an immediate tax saving of approximately £13,350. As a result, overall acquisition costs decrease, boosting project margins.
Nestled 0.33 miles from Edmonton Green Rail Station (Greater Anglia, overground) and a short walk to multiple bus routes (149, 192, 279, 349, 491). The site offers seamless connectivity to central London. Meanwhile, Edmonton Green Shopping Centre and local amenities lie within a 5-minute stroll, bolstering tenant appeal.
Once complete, the scheme will attract both commercial tenants—seeking affordable North London space—and residential occupiers, drawn by nearby parks, schools, and retail. Therefore, investors can choose between an exit sale at a projected value of £1.85 million (yielding 69.2% gross profit) or a buy-to-let strategy with an 8.1% annual return.
For further insights into the local market, see our Edmonton Green Area Guide. To review permitted development criteria, consult Enfield Council’s planning guidance. SDLT details are available on the HMRC site: Mixed-Use SDLT Rates.
Income Analysis
This section draws on detailed financial modelling:
| Metric | Value |
|---|---|
| Purchase Price | £445,000 |
| Total Development Cost | £1,092,050 |
| Total Sales Value (6 units) | £1,848,030 |
| Gross Profit (Sale) | £755,980 |
| Sale ROI | 69.2% |
| Annual Rental Income | £89,001 |
| Rental Yield | 8.1% |
| Payback Period | 12.3 years |
| Commercial SDLT Saving vs Residential
|
£13,350 |
 |
|
|
Figure: Cost breakdown, ROI scenarios & cash-flow projection |
Conclusion
In summary, the Edmonton mixed-use development at 9 Westoe Road, N9 0SH, offers a compelling investment: fully consented for six units, tax-efficient acquisition, and strong financial returns. Early inspection is recommended to secure this North London opportunity.
Outbound Links
- Enfield Council Planning Guidance: enfield.gov.uk/services/planning/planning-guidance
- HMRC SDLT Rates (Mixed-Use): gov.uk/stamp-duty-land-tax/non-residential-and-mixed-rates
- TfL Bus Routes: https://tfl.gov.uk/modes/bus/
- Edmonton Green Shopping Centre: edmontongreencentre.co.uk/
Last Updated: 24 August 2025
