Flat 1, Derwent Court, 54 Cecile Park, London, N8 9AT

UPRN:100021163502Purpose Built Flat1 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 1, Derwent Court, 54 Cecile Park, London, N8 9AT

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£464,000

£441k - £488kHigh

Estimate

£464k

Range

£441k – £488k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

6.65%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 79/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). 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 listingsMarket 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

79/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 57Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£325,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,650-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £149/mo
Cash on cash: 1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.64 - 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£464,000

Rent Estimate (pcm)£1,800

Gross Yield6.65%

1y Growth-

3y Growth+0.8%

5y Growth+0.4%

10y Growth+0.2%

Last Sold Price£475,000 (2016-12-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N8 9AT

Approval Rate

-12mo

Development

low

HGY/2026/3045
- T1 Bay: reduce height by up to 3.5m and crown spread to the south, east and west by up to 1m, then trim annually to maintain. - T7 Ash: reduce height by up to 2m and radial crown spread by up to 1.5m. - T8 Smokebush (Cotinus): reduce by up to 40%, height by up to 2m.
Pending
HGY/2026/3019
T1: Large Horse Chestnut. Historic pruning has been done on one side only, so the specification is to reduce the lapsed sides by 2-3m back to previous pruning points to balance crown and make even for future maintenance.
Pending
HGY/2026/3034
Five Day Notice. T1 Weeping Ash at the rear of the Town Hall which has multiple weak points including bracket fungus and decayed sections. Manage potential sudden failure by removing the end section as per photos.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining137 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-12-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density11,566 /km²

Owner Occupied53%

Age Distribution

0-15 17%16-64 71%65+ 12%

View Area Profile

Schools Nearby

Kestrel House School
0.1 mi
Inspected by ISI
Coleridge Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Ashmount Primary School
0.3 mi
Good
Rokesly Infant & Nursery School
0.3 mi
-

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

View All Schools

Comparables

View All

Derwent Court Cecile Park
-
£475k
-
Derwent Court Cecile Park
-
£441k
-
Derwent Court Cecile Park
-
£390k
-
Derwent Court Cecile Park
-
£383k
-

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