7 Eagle Mansions, Salcombe Road, London, N16 8AU

UPRN:100021070503Purpose Built Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

7 Eagle Mansions, Salcombe Road, London, N16 8AU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£581,000

£552k - £610kHigh

Estimate

£581k

Range

£552k – £610k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

4.50%

Verdict

Derived from HomePortfolio scores

7 Eagle Mansions earns an INVESTIGATE rating with HP Score 59/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsOfcom mobile coverageMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

59/ 100

Mixed

Investment Score

63/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 74Bike 87

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 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: 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 -3.3% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100021070503· as of 9 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2250/mo (range 2000-2450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,007/mo, -45% 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 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 11 Nov 2026
Risk & liquidity14.6/15
386 sales/12mo in area; valuation range width 10%
- 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

£450,000£690,000

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£599,995

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,000-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £201,299
Net cash flow: -£467/mo
Cash on cash: -2.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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 100021070503Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 2000-2450)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2250/mo (range 2000-2450)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£581,000

Rent Estimate (pcm)£2,250

Gross Yield4.50%

1y Growth+3.1%

3y Growth-1.6%

5y Growth+0.0%

10y Growth+0.3%

Last Sold Price£38,000 (1996-08-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N16 8AU

Approval Rate

-12mo

Development

low

P2026/2813/FUL
ground floor single storey rear extension
Pending
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
P2026/2724/TRE
Tree Works – Quotation Specification T1 – Magnolia Approximately 7 metres in height with a crown spread of 5 metres. Reduce the crown by approximately 2 metres, cutting back to suitable previous pruning points where appropriate. Works to form part of routine maintenance, retaining the natural shape and overall appearance of the tree. T2 – Bay Approximately 6 metres in height with a crown spread of 4 metres. Reduce by approximately 3 metres to allow increased light into the garden and create a more compact, balanced crown whilst maintaining the natural form of the tree. T3 – Fig Approximately 3 metres in height with a crown spread of 2 metres. Carry out formative pruning, including approximately 20% crown thinning and weight reduction, to improve the structure, maintain a balanced framework and encourage healthy growth.
Approved

View Planning Timeline

Ownership

Corporate Ownership60.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change1996-08-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density-

Owner Occupied30%

Age Distribution

0-15 12%16-64 81%65+ 7%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

Eagle Mansions Salcombe Road
-
£425k
-
Eagle Mansions Salcombe Road
-
£450k
-
Eagle Mansions Salcombe Road
-
£600k
-
Eagle Mansions Salcombe Road
-
£442k
-

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