Flat 1, Macbeth House, Arden Estate, London, N1 5JG

UPRN:10008225655Purpose Built Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: C (70)

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

Flat 1, Macbeth House, Arden Estate, London, N1 5JG

HP Score

/ 100

Strong

Verdict

today

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

Evidence

15 of 21 sources

Sale Estimate

£431,000

£388k - £474kMedium

Estimate

£431k

Range

£388k – £474k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

6.07%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 76/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

71/ 100

High

Crime Score

43/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 72Bike 83

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +1.4% (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 10008225655· as of 9 Nov 2026
Rental economics7.9/40
gross yield 6.1%; range width penalty ×0.92
- valuation_snapshotsrent estimate 2150/mo (range 2000-2300)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -343/mo, -16% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 161 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 4 Nov 2026
Risk & liquidity12.8/15
633 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,000-£2,300

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £54/mo
Cash on cash: 0.5%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.50 - 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 10008225655Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2150/mo (range 2000-2300)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2150/mo (range 2000-2300)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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.
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£431,000

Rent Estimate (pcm)£2,150

Gross Yield6.07%

1y Growth-

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N1 5JG

Approval Rate

-12mo

Development

low

P2026/2894/TRE
My client would like to reduce a Sycamore (T1) by removing 4m branch length. Their reason is to maintain it's size in relation to the small garden and space it is growing in.
Pending
PA/26/01816/NC
Replacement of the existing mixed double glazed and single glazed windows
Pending
PA/26/01815/NC
Full replacement of roof coverings, including lead lined dormers, flat roofs and high level windows.
Pending

View Planning Timeline

Ownership

Corporate Ownership43.2%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density16,483 /km²

Owner Occupied14%

Age Distribution

0-15 17%16-64 75%65+ 8%

View Area Profile

Schools Nearby

Hoxton Garden Primary
0.1 mi
-
Shoreditch Park Primary School
0.1 mi
Outstanding
St John the Baptist Voluntary Aided Church of England Primary School
0.2 mi
Outstanding
Comet Nursery School and Children's Centre
0.2 mi
Outstanding

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Macbeth House Arden Estate
-
£405k
-
Macbeth House Arden Estate
-
£463k
-
Macbeth House Arden Estate
-
£321k
-
Macbeth House Arden Estate
-
£216k
-

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