Flat A, 7 Farleigh Road, Hackney, London, N16 7TB

UPRN:100021040334Flat/MaisonetteBeds -Built 1900-1929

Tenure: -Council Tax: Band CEPC: C (70)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat A, 7 Farleigh Road, Hackney, London, N16 7TB

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£628,000

£565k - £691kMedium

Estimate

£628k

Range

£565k – £691k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

5.76%

Verdict

Derived from HomePortfolio scores

Flat A earns an INVESTIGATE rating with HP Score 77/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

77/ 100

Strong

Investment Score

70/ 100

High

Crime Score

35/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 60Bike 86

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 20% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +20.4% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100021040334· as of 9 Nov 2026
Rental economics4.8/40
gross yield 5.8%; range width penalty ×0.78; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2400/mo (range 2150-2650)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -475/mo, -20% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 260 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity12.8/15
386 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£375,000£575,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£500,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£26/mo
Cash on cash: -0.2%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021040334Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2400/mo (range 2150-2650)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2400/mo (range 2150-2650)
Rental economics needs verification before you rely on it
sale estimate 20% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£628,000

Rent Estimate (pcm)£2,400

Gross Yield5.76%

1y Growth-

3y Growth-1.6%

5y Growth+0.0%

10y Growth+0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N16 7TB

Approval Rate

-12mo

Development

low

P2026/2813/FUL
ground floor single storey rear extension
Pending
P2026/2626/S73
S73 application (Minor Material Amendment) to vary the wording of condition 2 (DRAWING AND DOCUMENT NUMBERS) of planning permission ref: P2026/0517/FUL (Removal of existing stepped access to the front lightwell and erection of replacement steps with new landscaping and associated works.), dated 17 April 2026, for the following amendments: a) reconfiguration to front lightwell steps
Pending
P2026/2634/TRE
T1-Sycamore tree within 30cm of neighbors wall (causing internal cracks)- cut to ground level, drill and poison stump.
Approved

View Planning Timeline

Ownership

Corporate Ownership60.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density18,234 /km²

Owner Occupied31%

Age Distribution

0-15 17%16-64 77%65+ 6%

View Area Profile

Schools Nearby

Shacklewell Primary School
0.2 mi
-
The Garden School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Princess May Primary School
0.2 mi
Good
St Matthias Church of England Primary School
0.3 mi
Good

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

39 Farleigh Road
-
£1.86M
-
35 Farleigh Road
-
£695k
-
21 Farleigh Road
-
£880k
-
39 Farleigh Road
-
£895k
-

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