305 Somerset Gardens, London, N17 8JY

UPRN:100021170211Purpose Built Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band BEPC: C (74)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£256,000

£243k - £269kHigh

Estimate

£256k

Range

£243k – £269k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

6.48%

Verdict

Derived from HomePortfolio scores

305 Somerset Gardens earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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)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

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 35Bike 61

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 +2.3% (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 100021170211· as of 9 Oct 2026
Rental economics11.6/40
gross yield 6.5%; range width penalty ×0.98
- valuation_snapshotsrent estimate 1350/mo (range 1250-1400)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -277/mo, -21% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 505 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
305 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

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: £91/mo
Cash on cash: 1.4%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 100021170211Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1400)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 1350/mo (range 1250-1400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 505 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£256,000

Rent Estimate (pcm)£1,350

Gross Yield6.48%

1y Growth-64.0%

3y Growth-1.7%

5y Growth-0.9%

10y Growth+2.3%

Last Sold Price£240,000 (2018-03-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N17 8JY

Approval Rate

-12mo

Development

low

HGY/2026/3022
Approval of details reserved by a condition 7a(Design Stage Assessment) condition 16(Land Contamination) and 21(Biodiversity Net Gain) attached to planning application reference HGY/2026/3153for erection of a single-storey teaching block extension with associated landscaping.
Pending
26/04595/CND
Details submitted pursuant to reference 26/00930/FUL: updated biodiversity gain plan (17) in respect of demolition of existing buildings and phased redevelopment by construction of residential and mixed-use buildings providing a range of commercial uses (Use Class E), and residential dwellings (Use Class C3) along with associated road layout, car and cycle parking, hard and soft landscaping, amenity space, public and private realm and associated works. (amended description)
Pending
26/04594/CND
Details submitted pursuant to reference 26/00930/FUL: cycle parking (12) in respect of demolition of existing buildings and phased redevelopment by construction of residential and mixed-use buildings providing a range of commercial uses (Use Class E), and residential dwellings (Use Class C3) along with associated road layout, car and cycle parking, hard and soft landscaping, amenity space, public and private realm and associated works. (amended description)
Pending

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining152 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-03-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density7,737 /km²

Owner Occupied20%

Age Distribution

0-15 24%16-64 68%65+ 8%

View Area Profile

Schools Nearby

Haringey Sixth Form College
0.1 mi
Inspected as Haringey Sixth Form Centre (URN 134163) on 24 Apr 2012
The Devonshire Hill Nursery & Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brook House Primary School
0.4 mi
OutstandingImproving
Lancasterian Primary School
0.4 mi
Good

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

281 Somerset Gardens
-
£265k
-
265 Somerset Gardens
-
£250k
-
243 Somerset Gardens
-
£138k
-
301 Somerset Gardens
-
£238k
-

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