49 Victorian Grove, London, N16 8EJ

UPRN:100021079568Purpose Built Flat3 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: C (73)

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

HP Score

/ 100

Mixed

Verdict

8 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£503,000

£453k - £553kMedium

Estimate

£503k

Range

£453k – £553k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

3.51%

Verdict

Derived from HomePortfolio scores

49 Victorian Grove earns an INVESTIGATE rating with HP Score 63/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (89/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 46Bike 85

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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 edge-0.6/15
claims [AVM -29.2% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100021079568· as of 12 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1900/mo (range 1700-2100)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,476/mo, -78% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 10 Nov 2026
Risk & liquidity12.9/15
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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,700-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£878/mo
Cash on cash: -4.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.87 - 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 100021079568Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1900/mo (range 1700-2100)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1900/mo (range 1700-2100)
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£503,000

Rent Estimate (pcm)£1,900

Gross Yield3.51%

1y Growth-

3y Growth-1.6%

5y Growth+0.0%

10y Growth+0.3%

Last Sold Price£175,000 (2005-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N16 8EJ

Approval Rate

-12mo

Development

low

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
P2026/2513/FUL
Removal of existing cladding to 4no. Student Accommodation blocks and installation of new non-combustible cladding.
Pending
P2026/2476/FUL
Replacement 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.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.7%
Overseas OwnershipNo
Lease Term Remaining88 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-09-30
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 Density18,197 /km²

Owner Occupied16%

Age Distribution

0-15 14%16-64 76%65+ 10%

View Area Profile

Schools Nearby

William Patten Primary School
0.3 mi
Outstanding
Betty Layward Primary School
0.3 mi
GoodImproving
Stoke Newington School and Sixth Form
0.3 mi
Good
The Garden School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

103 Victorian Grove
-
£685k
-
99 Victorian Grove
-
£580k
-
77 Victorian Grove
-
£700k
-
105 Victorian Grove
-
£475k
-

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