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90 The Sandlings, London, N22 6XS

UPRN:100021212552Flat/Maisonette3 bedsBuilt 1976-1982
LeaseholdCouncil Tax: Band BEPC: C (79)
Data freshness:Listing· 4mo agoListing: stale, refreshed 4mo ago (2026-07-06T04:00:02.831329+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:09:15.406432+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T13:20:20.695933+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 5mo agoCouncil Tax: stale, refreshed 5mo ago (2026-07-03T07:41:16.386402+00:00)
90 The Sandlings, London, N22 6XS

HP Score

Mixed
Verdict
4 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£458,000
£435k - £480kHigh
Estimate
£458k
Range
£435k – £480k
Rent Estimate (pcm)
£1,650
£2k - £2k
Monthly
£1,650
Yield
4.32%

Verdict

Derived from HomePortfolio scores

90 The Sandlings earns an INVESTIGATE rating with HP Score 58/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
58/ 100
Mixed
Investment Score
66/ 100
Moderate
Crime Score
100/ 100
Elevated
Walkability
93/ 100
Excellent
Transit & Bike
Transit 66Bike 71
Walk Score, out of 100

Valuation & Market

Sale Estimate£458,000
Rent Estimate (pcm)£1,650
Gross Yield4.32%
1y Growth-
3y Growth+3.3%
5y Growth+2.0%
10y Growth+2.4%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0N22 6XS
Approval Rate
-12mo
Development
low
  • HGY/2026/2870
    Replacement of existing single glazed timber sash and casement windows to front, rear and side elevations with new double glazed timber framed sash and casement windows. Replacement of existing timber communal front entrance door with new timber front entrance door. Replacement of existing rear timber door with new rear timber door.
    Pending
  • HGY/2026/3003
    Full planning permission for a phased mixed-use development comprising: (i) enabling works and operations; (ii) hotel (Use Class C1); (iii) purpose-built student accommodation (Sui Generis); (iv) commercial floorspace (Use Classes Eg); and (v) site-wide and/or phase-specific access, servicing, public realm, blue-badge parking, cycle parking, open space, hard and soft landscaping, utilities, plant and all other associated works.
    Pending
  • HGY/2026/2167
    Installation of Air Conditioner Condenser Unit and associated external fittings.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership62.3%
  • Overseas OwnershipNo
  • Lease Term Remaining103 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563
Population Density15,131 /km²
Owner Occupied14%
Age Distribution
0-15 16%16-64 74%65+ 10%
View Area Profile

Schools Nearby

  • Lift Noel Park
    0.1 mi

    Inspected as Noel Park Primary School (URN 131881) on 9 Nov 2011

  • Area 51 Education Ltd
    0.4 mi
    -
  • The Grove
    0.5 mi
    Outstanding
  • Belmont Infant School
    0.5 mi
    Good

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

View All Schools

Comparables

View All
  • 108 The Sandlings
    -
    £280k
    -
  • 122 The Sandlings
    -
    £243k
    -
  • 94 The Sandlings
    -
    £345k
    -
  • 108 The Sandlings
    -
    £255k
    -