12 Coldfall Avenue, London, N10 1HS

UPRN:100021166355Semi-Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,475,000

£1.40M - £1.55MHigh

Estimate

£1.48M

Range

£1.40M – £1.55M

Rent Estimate (pcm)

£6,650

£6k - £7k

Monthly

£6,650

Yield

5.32%

Verdict

Derived from HomePortfolio scores

12 Coldfall Avenue earns an INVESTIGATE rating with HP Score 73/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (61/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

61/ 100

Moderate

Transit & Bike

Transit 27Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -1.7% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100021166355· as of 9 Oct 2026
Rental economics2.1/40
gross yield 5.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 6650/mo (range 6050-7250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,570/mo, -24% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 413 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 6 Nov 2026
Risk & liquidity14.6/15
185 sales/12mo in area; valuation range width 10%
- 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£6,650/mo

Evidenced range £6,050-£7,250

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£459/mo
Cash on cash: -1.0%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - clears 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 100021166355Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 6650/mo (range 6050-7250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 6650/mo (range 6050-7250)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 413 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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£1,475,000

Rent Estimate (pcm)£6,650

Gross Yield5.32%

1y Growth-

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£960,000 (2012-08-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N10 1HS

Approval Rate

100%12mo

Development

low

HGY/2026/3009
T1 - Sycamore tree (Acer ssp.), crown reduce back to the most recent previous point of reduction, or approx. 2.5-3.0m in height and 2.0m in lateral spread, whilst retaining suitable regrowth points. T2 - Sycamore tree (Acer ssp.), crown reduce back to the most recent previous point of reduction, or approx. 2.5-3.0m in height and 2.0m in lateral spread, whilst retaining suitable regrowth points.
Pending
HGY/2026/2951
Enlargement of an existing rear dormer and installation of one rooflight in the front roof slope.
Pending
26/3926/RCU
Erection of a Bicycle Shed in Front Garden (Retrospective)
Pending

View Planning Timeline

Ownership

Corporate Ownership53.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-08-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density6,417 /km²

Owner Occupied46%

Age Distribution

0-15 24%16-64 67%65+ 9%

View Area Profile

Schools Nearby

Coldfall Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Eden Primary
0.2 mi
Good
Blanche Nevile School
0.2 mi
Good
Our Lady of Muswell Catholic Primary School
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

10 Coldfall Avenue
-
£1.15M
-
17 Coldfall Avenue
-
£1.49M
-
33 Coldfall Avenue
-
£1.38M
-
25 Coldfall Avenue
-
£1.26M
-

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