Flat 3A, 5 Gloucester Drive, Hackney, London, N4 2LE

UPRN:10008312944Converted Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: -

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

Flat 3A, 5 Gloucester Drive, Hackney, London, N4 2LE

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

16 of 21 sources

Sale Estimate

£1,417,000

£1.13M - £1.70MLow

Estimate

£1.42M

Range

£1.13M – £1.70M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

10.11%

Verdict

Derived from HomePortfolio scores

Flat 3A earns an INVESTIGATE rating with HP Score 71/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (70/100). 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 SourcesPortal listingsMarket 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

71/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 80Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
estimate implies a 53% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£665,000

At the asking price

Monthly rent£5,600/mo

Evidenced range £5,050-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £224,050
Net cash flow: £1,633/mo
Cash on cash: 8.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.50 - 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£1,417,000

Rent Estimate (pcm)£5,600

Gross Yield10.11%

1y Growth+24.9%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2N4 2LE

Approval Rate

0%12mo

Development

low

HGY/2026/3019
T1: Large Horse Chestnut. Historic pruning has been done on one side only, so the specification is to reduce the lapsed sides by 2-3m back to previous pruning points to balance crown and make even for future maintenance.
Pending
HGY/2026/3008
T1 Sycamore 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
P2026/2777/FUL
Alterations to facade to install french doors in place of existing window and new fence to rear of property between No.76 and 78.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density16,810 /km²

Owner Occupied25%

Age Distribution

0-15 11%16-64 83%65+ 6%

View Area Profile

Schools Nearby

Parkwood Primary School
0.1 mi
Good
Ambler Primary School and Children's Centre
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Stroud Green Primary School
0.3 mi
Good
Gillespie Primary School
0.5 mi
Outstanding

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

View All Schools

Comparables

View All

3 Gloucester Drive
-
£881k
-
3 Gloucester Drive
-
£645k
-
37D Gloucester Drive
-
£715k
-
33 Gloucester Drive
-
£660k
-

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