Flat 4, 11 Elm Grove, Hornsey, London, N8 9AH

UPRN:100021176206Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band DEPC: E (54)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 4, 11 Elm Grove, Hornsey, London, N8 9AH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£687,000

£653k - £721kHigh

Estimate

£687k

Range

£653k – £721k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

4.89%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 80/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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

80/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 57Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +5.4% (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 100021176206· as of 9 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2650/mo (range 2400-2900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -924/mo, -35% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 141 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 30 Oct 2026
Risk & liquidity14.7/15
336 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£359/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - below 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 100021176206Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 2650/mo (range 2400-2900)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£687,000

Rent Estimate (pcm)£2,650

Gross Yield4.89%

1y Growth+3.5%

3y Growth+0.8%

5y Growth+0.4%

10y Growth+0.2%

Last Sold Price£660,000 (2025-12-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2N8 9AH

Approval Rate

100%12mo

Development

low

HGY/2026/2839
There are 3 trees that need attention in my back garden please (photos attached). There is a dead tree which is not split and needs to be cut down for safety reasons and to prevent damage to my property. There are also 2 taller trees that need to be pruned - 2m of limb reduction.
Pending
HGY/2026/2965
T1 - Bay - ( Laurus nobilis. ) - Felling bay to ground level + treating stump to prevent regrowth.
Pending
HGY/2026/2863
Amalgamation of two self-contained flats into a single family dwellinghouse, together with rear extensions and other alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-12-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density-

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
Ashmount Primary School
0.3 mi
Good
Coleridge Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hornsey School for Girls
0.4 mi
Good

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

View All Schools

Comparables

View All

30 Elm Grove
-
£725k
-
40 Elm Grove
-
£766k
-
11 Elm Grove
-
£660k
-
34 Elm Grove
-
£900k
-

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