3 Garand Court, Eden Grove, London, N7 8EB

UPRN:10007028301Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band EEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

3 Garand Court, Eden Grove, London, N7 8EB

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£584,000

£526k - £642kMedium

Estimate

£584k

Range

£526k – £642k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

8.67%

Verdict

Derived from HomePortfolio scores

3 Garand Court earns an INVESTIGATE rating with HP Score 84/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. 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)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

84/ 100

Strong

Investment Score

70/ 100

High

Crime Score

23/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 86Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 Nov 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: the estimate sits 38% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +38.4% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10007028301· as of 9 Nov 2026
Rental economics25/40
gross yield 8.7%; range width penalty ×0.85; the estimate this rent rides on sits 38% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2600/mo (range 2400-2850)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -24/mo, -1% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 10 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 588 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 10 Nov 2026
Risk & liquidity12.9/15
281 sales/12mo in area; valuation range width 20%
- 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

£297,000£414,000

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£360,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £117,300
Net cash flow: £585/mo
Cash on cash: 6.0%
Score at this price: 38

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.14 - 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 10007028301Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2400-2850)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

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 2600/mo (range 2400-2850)
Rental economics needs verification before you rely on it
sale estimate 38% above the ask on the same snapshot - verify the rent describes this home

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 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£584,000

Rent Estimate (pcm)£2,600

Gross Yield8.67%

1y Growth-

3y Growth+0.9%

5y Growth+0.2%

10y Growth+1.3%

Last Sold Price£300,000 (2007-03-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N7 8EB

Approval Rate

-12mo

Development

low

P2026/2874/TRE
Tree Number - T1 Tree Type - Lime (Tilia europaea) Approx. Diameter at 1.5m -0.8 Approx. Height -14m Approx. Crown Spread Diameter - 8m Location - see map Service - Repollard Work Required - Re-pollard back to previous pruning points by removing approximately (4m) from height and(4m) lateral growth, to include removal of all epicormic and basal growth Reason - Tree maintenance Priority Code -on
Pending
P2026/2882/TRE
T7-Cedar Rear-Remove deadwood and reduce x overlong lateral branch by 2-3m. T8-Holly-rear left-Growing below Cedar T7. Reduce in height by approx. 3m where growing into Cedar tree. Shape to balance and contain.
Pending
P2026/2861/TRE
T1 Ash of the submitted MWA Arboricultural Report Works: Remove (fell) to near ground level and treat stump to inhibit regrowth. T4 Pear of the submitted MWA Arboricultural Report Works: Remove (fell) to near ground level and treat stump to inhibit regrowth. Reason: Clay shrinkage subsidence damage at the subject property.
Pending

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