99 Woodstock Road, London, N4 3EU

UPRN:100021242376Mid Terrace House1 bedsBuilt before 1900

Tenure: -Council Tax: Band FEPC: D (67)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,400,000

£1.26M - £1.54MMedium

Estimate

£1.40M

Range

£1.26M – £1.54M

Rent Estimate (pcm)

£6,150

£6k - £7k

Monthly

£6,150

Yield

19.95%

Verdict

Derived from HomePortfolio scores

99 Woodstock Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (93/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 63Bike 82

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£370,000

At the asking price

Monthly rent£6,150/mo

Evidenced range £5,600-£6,700

Interest rate5.4%

Loan to value75%

Cash required: £120,800
Net cash flow: £3,009/mo
Cash on cash: 29.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 4.92 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,400,000

Rent Estimate (pcm)£6,150

Gross Yield19.95%

1y Growth-

3y Growth-0.8%

5y Growth-0.3%

10y Growth+1.0%

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

1N4 3EU

Approval Rate

-12mo

Development

low

HGY/2026/2965
T1 - Bay - ( Laurus nobilis. ) - Felling bay to ground level + treating stump to prevent regrowth.
Pending
P2026/2831/AOD
Approval of details pursuant to condition 6 (Tree Protection Condition Details) of planning permission ref. P2026/2102/FUL dated 14 October 2026 (Re-roofing of the hall, removal of lantern roof light and introduction of rooflights. Adaptations to existing window and door openings. Demolition of outbuildings and construction of temporary external WC and kitchen accommodation. Repairs to boundary walls)
Pending
P2026/2776/TRE
Tree location - front garden T1 - Approx. H18 S10 68DBH Lime Remove basal growth Remove trunk growth Crown lift to 4m (bird box level)
Approved

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density-

Owner Occupied31%

Age Distribution

0-15 13%16-64 79%65+ 8%

View Area Profile

Schools Nearby

Stroud Green Primary School
0.1 mi
Good
North Islington Nursery School
0.3 mi
Good
Christ The King Catholic Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Pooles Park Primary School
0.4 mi
Inspected as Pooles Park Primary School (URN 131741) on 9 Nov 2022

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

View All Schools

Comparables

View All

107 Woodstock Road
-
£850k
-
87 Woodstock Road
-
£770k
-
95 Woodstock Road
-
£520k
-
79B Woodstock Road
-
£567k
-

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