25 Church Crescent, London, N10 3NA

UPRN:100021164608Terrace Property8 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: E (53)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£2,630,000

£2.37M - £2.89MMedium

Estimate

£2.63M

Range

£2.37M – £2.89M

Rent Estimate (pcm)

£10,800

£10k - £12k

Monthly

£10,800

Yield

3.99%

Verdict

Derived from HomePortfolio scores

25 Church Crescent earns an INVESTIGATE rating with HP Score 67/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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

67/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 42Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,250,000

At the asking price

Monthly rent£10,800/mo

Evidenced range £9,850-£11,800

Interest rate5.4%

Loan to value75%

Cash required: £1,280,050
Net cash flow: -£3,492/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - below 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£2,630,000

Rent Estimate (pcm)£10,800

Gross Yield3.99%

1y Growth-

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£1,500,000 (2012-10-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N10 3NA

Approval Rate

-12mo

Development

low

HGY/2026/2964
T1: Lime (10m): Re-pollard to previous points removing up to 3m of growth to keep tree at a size suitable for its location and as part of regular maintenance
Pending
HGY/2026/2909
Wraparound extension to match neighbouring property
Pending
HGY/2026/2943
Single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership53.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-10-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density10,617 /km²

Owner Occupied43%

Age Distribution

0-15 16%16-64 69%65+ 15%

View Area Profile

Schools Nearby

TreeHouse School
0.1 mi
OutstandingConcerns
St James Church of England Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Tetherdown Primary School
0.2 mi
Good
Unique Children's School
0.3 mi
Good

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

View All Schools

Comparables

View All

21 Church Crescent
-
£634k
-
3A Church Crescent
-
£1.27M
-
47 Church Crescent
-
£436k
-
19 Church Crescent
-
£2.69M
-

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