Basement Flat, 34 Rosebery Gardens, Hornsey, London, N8 8SH

UPRN:100021219082Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: C (76)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Basement Flat, 34 Rosebery Gardens, Hornsey, London, N8 8SH

HP Score

/ 100

Strong

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£413,000

£330k - £495kLow

Estimate

£413k

Range

£330k – £495k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

6.40%

Verdict

Derived from HomePortfolio scores

Basement Flat earns an INVESTIGATE rating with HP Score 88/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (98/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

88/ 100

Strong

Investment Score

78/ 100

High

Crime Score

13/ 100

Low

Walkability

98/ 100

Excellent

Transit & Bike

Transit 61Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics9.2/40
gross yield 6.4%; range width penalty ×0.82; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1450-1750)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -219/mo, -14% 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
Risk & liquidity9.2/15
336 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Economics

What happens to your money

Your assumptions

Purchase price£299,950

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £96,283
Net cash flow: £95/mo
Cash on cash: 1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - 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_snapshotsrent estimate 1600/mo (range 1450-1750)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 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_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1600/mo (range 1450-1750)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£413,000

Rent Estimate (pcm)£1,600

Gross Yield6.40%

1y Growth-11.4%

3y Growth+0.8%

5y Growth+0.4%

10y Growth+0.2%

Last Sold Price£320,000 (2016-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N8 8SH

Approval Rate

-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/2026/2956
T1: Lime (10m): Pollard to previous points removing approximately 6m of growth to keep tree at a size suitable for its location and as part of regular maintenance
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