Flat A, 169 Stoke Newington High Street, London, N16 0NY

UPRN:10008252777Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: -EPC: E (53)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat A, 169 Stoke Newington High Street, London, N16 0NY

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

£485,000

£388k - £582kLow

Estimate

£485k

Range

£388k – £582k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

2.47%

Verdict

Derived from HomePortfolio scores

Flat A earns an INVESTIGATE rating with HP Score 78/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (95/100). 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

78/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 61Bike 89

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a house but the valuation basis is the whole flat 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£900,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,700-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£1,757/mo
Cash on cash: -6.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.61 - below 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£485,000

Rent Estimate (pcm)£1,850

Gross Yield2.47%

1y Growth-6.6%

3y Growth-1.6%

5y Growth+0.0%

10y Growth+0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

2N16 0NY

Approval Rate

-12mo

Development

low

2026/1447
Submission of details pursuant to conditions 4 and 5 (Drainage) attached to planning permission ref 2026/0105 dated 28/05/2026.
Pending
2026/1431
Application for a Certificate of Lawfulness (Proposed) for the construction of a rear 'L shaped' roof dormer ( two-storeys over the rear outrigger) and the installation of 3 x rooflights.
Pending
2026/1434
Erection of a single storey extension above existing rear outrigger roof.
Pending

View Planning Timeline