Penthouse at Building 10, 22 Shepherdess Walk, London, N1 7LB

UPRN:10008334165Flat/Maisonette3 bedsBuilt -

Shared ownershipCouncil Tax: Band HEPC: -

Data freshness:Listing· freshPlanning· freshOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Penthouse at Building 10, 22 Shepherdess Walk, London, N1 7LB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£2,895,000

£2.60M - £3.18MMedium

Estimate

£2.90M

Range

£2.60M – £3.18M

Rent Estimate (pcm)

£14,500

£13k - £16k

Monthly

£14,500

Yield

5.80%

Verdict

Derived from HomePortfolio scores

Penthouse at Building 10 earns an INVESTIGATE rating with HP Score 72/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 85Bike 78

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,999,999

At the asking price

Monthly rent£14,500/mo

Evidenced range £13,450-£15,550

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£87/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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£2,895,000

Rent Estimate (pcm)£14,500

Gross Yield5.80%

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
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1N1 7LB

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
P2026/2865/COL
Certificate of Lawfulness (Proposed) for remedial works to replace the existing render with a non-combustible system to match the existing colour and appearance to improve the fire safety credentials of the site
Pending
P2026/2846/LBC
Installation of secondary glazing
Pending

View Planning Timeline

Ownership

Corporate Ownership43.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeShared ownership
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density-

Owner Occupied28%

Age Distribution

0-15 18%16-64 78%65+ 4%

View Area Profile

Schools Nearby

New Regent's College
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
The ArtsXchange
0.2 mi
GoodConcerns
St Luke's CofE Primary School
0.2 mi
Good
Thomas Fairchild Community School
0.3 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 - 38 Shepherdess Walk
-
£2.81M
-
18A Shepherdess Walk
-
£1.23M
-
Building 10, 22 Shepherdess Walk
-
£1.90M
-
Building 2, 24 - 32 Shepherdess Walk
-
£1.98M
-

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