31 Victorian Grove, London, N16 8EN
UPRN:100021079559-Beds -Built 1967-1975
Tenure: -Council Tax: Band CEPC: D (59)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T02:12:09.995435+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:44:29.831836+00:00)EPC· freshEPC: fresh, refreshed 6d ago (2026-11-01T05:11:18.643436+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
64
/ 100
Mixed
Verdict
6 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£876,000
£701k - £1.05MLow
Estimate
£876k
Range
£701k – £1.05M
Rent Estimate (pcm)
--
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Verdict
Derived from HomePortfolio scores
31 Victorian Grove earns an INVESTIGATE rating with HP Score 64/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (88/100). 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 NationsOfcom mobile coverageMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
64
HP Score
64/ 100
Mixed
63
Investment Score
63/ 100
Moderate
83
Crime Score
83/ 100
Elevated
88
Walkability
88/ 100
Excellent
Transit & Bike
Transit 54Bike 84
Walk Score, out of 100
Valuation & Market
Sale Estimate£876,000
Rent Estimate (pcm)-
Gross Yield-
1y Growth-
3y Growth-1.6%
5y Growth+0.0%
10y Growth+0.3%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0N16 8EN
Approval Rate
-12mo
Development
low
- PendingP2026/2513/FULRemoval of existing cladding to 4no. Student Accommodation blocks and installation of new non-combustible cladding.
- PendingP2026/2476/FULReplacement of existing single glazed timber sash and casement windows like for like for double glazed timber sash and casement windows as well as external/communal redecorations and brickwork repairs where applicable.
- ApprovedP2026/2419/TRERear garden: plum (T1) - reduce crown by 3-4m on all aspects. Reason: to allow more light into the garden.
Ownership
- Corporate Ownership60.7%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£40,237
Population Density18,197 /km²
Owner Occupied16%
Age Distribution
0-15 14%16-64 76%65+ 10%
Schools Nearby
- William Patten Primary School0.2 miOutstanding
- Betty Layward Primary School0.3 miGoodImproving
- Stoke Newington School and Sixth Form0.3 miGood
- The Garden School0.3 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 9 Victorian Grove-£1.45M-
- 11 Victorian Grove-£1.65M-
- 17 Victorian Grove-£1.45M-
- 29 Victorian Grove-£620k-