116 Effingham Road, London, N8 0AD

UPRN:100021175609-Beds -Built 1900-1929

Tenure: -Council Tax: Band DEPC: C (69)

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

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£956,000

£860k - £1.05MMedium

Estimate

£956k

Range

£860k – £1.05M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

116 Effingham Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 66/100 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. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket estimates (third-party AVM)Defra 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

66/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 60Bike 68

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +12.7% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100021175609· as of 12 Oct 2026
Risk & liquidity12.8/15
336 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021175609Valuation edge · as of 12 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£956,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+0.8%

5y Growth+0.4%

10y Growth+0.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N8 0AD

Approval Rate

100%12mo

Development

low

HGY/2026/3039
Display of advertising screens associated with installation of 1 no. new communications Kiosk with integrated defibrillator and advertising displays
Pending
HGY/2026/2985
Removal of existing telephone boxes followed by the installation of 1 no. new communications Kiosk with integrated defibrillator and advertising display
Pending
HGY/2026/3037
Display of advertising screens associated with installation of 1 no. new communications Kiosk with integrated defibrillator and advertising displays
Pending

View Planning Timeline