Flat 7, Riverside Apartments, Goodchild Road, London, N4 2BA

UPRN:10008326119Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band DEPC: B (84)

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

Flat 7, Riverside Apartments, Goodchild Road, London, N4 2BA

Location map - no listing photos available

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£720,000

£648k - £793kMedium

Estimate

£720k

Range

£648k – £793k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

6.76%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 76/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (75/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

72/ 100

High

Crime Score

32/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 54Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 12 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 28% above the ask; lead to verify: 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 +28.5% (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 10008326119· as of 9 Nov 2026
Rental economics11.5/40
gross yield 6.8%; range width penalty ×0.82; the estimate this rent rides on sits 28% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2900/mo (range 2600-3150)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 28% 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 -171/mo, -6% 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 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 218 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 12 Nov 2026
Risk & liquidity12.8/15
364 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

£386,000£592,000

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£515,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,600-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £171,550
Net cash flow: £270/mo
Cash on cash: 1.9%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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 10008326119Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2900/mo (range 2600-3150)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 28% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2900/mo (range 2600-3150)
Rental economics needs verification before you rely on it
sale estimate 28% 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. 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£720,000

Rent Estimate (pcm)£2,900

Gross Yield6.76%

1y Growth-27.9%

3y Growth-0.8%

5y Growth-0.3%

10y Growth+1.0%

Last Sold Price£333,000 (2012-04-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N4 2BA

Approval Rate

-12mo

Development

low

HGY/2026/3005
Proposed rear dormer roof extension and loft conversion with associated internal alterations
Pending
HGY/2026/2963
Loft conversion with the erection of rear L-shaped dormer roof extension and insertion of 2no. front rooflights on main roof slope to first floor flat.
Pending
HGY/2026/2953
Certificate of lawfulness: proposed use for the erection of a rear dormer including the insertion of 3x front rooflights.
Approved

View Planning Timeline

Ownership

Corporate Ownership60.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-04-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density-

Owner Occupied16%

Age Distribution

0-15 16%16-64 76%65+ 8%

View Area Profile

Schools Nearby

Beis Chinuch Lebonos Girls School
0.0 mi
Requires improvement
Woodberry Down Community Primary School
0.2 mi
Good
Skinners' Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beis Rochel D'satmar School
0.4 mi
Good

1 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Riverside Apartments Goodchild Road
-
£420k
-
Riverside Apartments Goodchild Road
-
£835k
-
Riverside Apartments Goodchild Road
-
£415k
-
Riverside Apartments Goodchild Road
-
£580k
-

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