33 Woodberry Crescent, London, N10 1PJ

UPRN:100021241197Mid Terrace House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: E (51)

Data freshness:Planning· 2mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,754,000

£1.67M - £1.84MHigh

Estimate

£1.75M

Range

£1.67M – £1.84M

Rent Estimate (pcm)

£7,650

£7k - £8k

Monthly

£7,650

Yield

5.25%

Verdict

Derived from HomePortfolio scores

33 Woodberry Crescent earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (94/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 54Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 +0.2% (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 14 Nov 2026
- valuation_snapshotsestimate for 100021241197· as of 14 Nov 2026
Rental economics1.7/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 7650/mo (range 7000-8350)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,890/mo, -25% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 215 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 9 Nov 2026
Risk & liquidity14.6/15
185 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£7,650/mo

Evidenced range £7,000-£8,350

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£610/mo
Cash on cash: -1.1%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 100021241197Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 7650/mo (range 7000-8350)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 7650/mo (range 7000-8350)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 215 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. 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£1,754,000

Rent Estimate (pcm)£7,650

Gross Yield5.25%

1y Growth-

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£1,200,000 (2012-03-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2N10 1PJ

Approval Rate

100%12mo

Development

low

HGY/2026/3113
Back garden- T- Apple tree- crown reduction of approximately 1m. T2-Pear tree- remove lowest branch on left , prune back other branches overhanging neighbours closer to boundary. T3- Central Cypress tree- cut to ground level.
Pending
HGY/2026/3087
T1 Crab apple fell to ground level grind stump to make space for garden room. T1 is 3mtr in height with a crown spread of 2mtrs T2 Smoketree fell to ground level and grind stump to make space for garden room. T2 is 6mtrs in height and crown spread of 4mtrs. T3 Bay laurel fell to ground level as too close to the house to prevent future damage to house.
Pending
HGY/2026/3089
Five Day Notice for works to tree protected by a Provisional TPO. T1 - Horse Chestnut - 3 metre reduction. The is a large Ganoderma bracket at the base of the tree, and due to high risk target zones we would like to take some weight off the crown. A 3 metre crown reduction would help rebalance the tree also.
Approved

View Planning Timeline