12 Armadale Close, London, N17 9PJ

UPRN:100021154378Purpose Built Flat1 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band BEPC: C (74)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£308,000

£293k - £324kHigh

Estimate

£308k

Range

£293k – £324k

Rent Estimate (pcm)

£1,600

£2k - £2k

Monthly

£1,600

Yield

6.30%

Verdict

Derived from HomePortfolio scores

12 Armadale Close earns an INVESTIGATE rating with HP Score 67/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (75/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

58/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 45Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£305,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £98,050
Net cash flow: £78/mo
Cash on cash: 1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - clears 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£308,000

Rent Estimate (pcm)£1,600

Gross Yield6.30%

1y Growth-

3y Growth-1.7%

5y Growth-0.9%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N17 9PJ

Approval Rate

-12mo

Development

low

HGY/2026/2962
Demolition of the existing two-storey synagogue building and erection of a replacement three-storey synagogue (Use Class F1(f)) on the same footprint and to the same height as the existing building together with the extension approved under planning permission HGY/2022/1199, including main synagogue, women's synagogue, mikvah and ancillary accommodation, with refuse and cycle storage and associated works.
Pending
HGY/2026/2970
Erection of a single storey ground floor wraparound extension to join existing single storey side extension.
Pending
HGY/2026/2933
Rear garden: Ash (T1) - fell. Pear (T2) - reduce crown by 1.5m. Reason: The ash is dying - 90+% of it had no leaves this year. It's right next to an outbuilding in neighbour's garden and could cause significant damage if limbs fail. The pear hasn't had its crown reduced for a while thus requires general maintenance. Neighbour at number 18 had bad subsidence this summer. One of the recommendations from their insurer's surveyor was to reduce the crown, though this was verbal and we're waiting for the written recommendation.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.6%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density9,033 /km²

Owner Occupied32%

Age Distribution

0-15 16%16-64 76%65+ 8%

View Area Profile

Schools Nearby

Ferry Lane Primary School
0.1 mi
Good
Earlsmead Primary School
0.4 mi
Good
Gladesmore Community School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Crowland Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

19 Armadale Close
-
£313k
-
29 Armadale Close
-
£465k
-
34 Armadale Close
-
£395k
-
38 Armadale Close
-
£330k
-

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