9 De Beauvoir Square, London, N1 4LG

UPRN:100021036712Terrace Property3 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: E (39)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£2,928,000

£2.78M - £3.07MHigh

Estimate

£2.93M

Range

£2.78M – £3.07M

Rent Estimate (pcm)

£12,050

£11k - £13k

Monthly

£12,050

Yield

4.82%

Verdict

Derived from HomePortfolio scores

9 De Beauvoir Square earns an INVESTIGATE rating with HP Score 67/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)HM Land Registry sales matched to addressDefra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)Walk ScoreONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

67/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 70Bike 82

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£3,000,000

At the asking price

Monthly rent£12,050/mo

Evidenced range £11,000-£13,100

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£1,783/mo
Cash on cash: -1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,928,000

Rent Estimate (pcm)£12,050

Gross Yield4.82%

1y Growth+103.7%

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.5%

Last Sold Price£1,400,000 (2023-07-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N1 4LG

Approval Rate

-12mo

Development

low

P2026/2813/FUL
ground floor single storey rear extension
Pending
P2026/2781/TRE
Apple/Crab Apple (T1) - felling and removal of stump and roots
Approved
P2026/2745/AOD
Approval of details pursuant to the discharge of Conditions 3.b 3.c 3.d 3.e 3.f and 4 of planning permission reference: P2025/3057/LBC Dated 11/05/2026
Pending

View Planning Timeline

Ownership

Corporate Ownership43.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-07-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density14,554 /km²

Owner Occupied25%

Age Distribution

0-15 16%16-64 77%65+ 7%

View Area Profile

Schools Nearby

Our Lady and St Joseph Catholic Primary School
0.2 mi
Outstanding
Hackney New Primary School
0.3 mi
-
Waterside Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Holy Trinity Church of England Primary School
0.4 mi
Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 De Beauvoir Square
-
£1.40M
-
5 De Beauvoir Square
-
£1.90M
-
4 De Beauvoir Square
-
£2.00M
-
1 De Beauvoir Square
-
£2.20M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN