85 Boundary Road, London, N22 6AS

UPRN:100021158729Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£967,000

£919k - £1.02MHigh

Estimate

£967k

Range

£919k – £1.02M

Rent Estimate (pcm)

£4,250

£4k - £5k

Monthly

£4,250

Yield

5.23%

Verdict

Derived from HomePortfolio scores

85 Boundary Road earns an INVESTIGATE rating with HP Score 85/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (95/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

85/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

95/ 100

Excellent

Transit & Bike

Transit 55Bike 79

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£975,000

At the asking price

Monthly rent£4,250/mo

Evidenced range £3,850-£4,600

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£348/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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£967,000

Rent Estimate (pcm)£4,250

Gross Yield5.23%

1y Growth-63.2%

3y Growth+3.3%

5y Growth+2.0%

10y Growth+2.4%

Last Sold Price£710,000 (2016-03-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2N22 6AS

Approval Rate

-12mo

Development

low

HGY/2026/2749
Certificate of Lawfulness to confirm the use of part of the existing dwellinghouse (Use Class C3) as an ancillary home office associated with the applicant's private chauffeur business.
Pending
HGY/2026/2907
Prior Approval Application for the Change of Use from Commercial, Business and Service (Class E / former B1) at the ground floor front to a self-contained residential unit (Class C3 Studio Flat) under Schedule 2, Part 3, Class MA of the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended).
Pending
HGY/2026/2892
Approval of details pursuant to condition 28 (Noise levels (Student Accommodation) attached to planning permission HGY/2024/0450
Pending

View Planning Timeline

Ownership

Corporate Ownership62.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-03-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density9,051 /km²

Owner Occupied56%

Age Distribution

0-15 15%16-64 71%65+ 14%

View Area Profile

Schools Nearby

Belmont Junior School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Belmont Infant School
0.2 mi
Good
The Grove
0.2 mi
Outstanding
Lift Noel Park
0.3 mi
-

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

99A Boundary Road
-
£255k
-
21 Boundary Road
-
£780k
-
45 Boundary Road
-
£847k
-
41B Boundary Road
-
£450k
-

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