Flat 6, The Parkhouse, 3 Kayani Avenue, London, N4 2GU

UPRN:10008341806Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (87)

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

Flat 6, The Parkhouse, 3 Kayani Avenue, London, N4 2GU

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£700,000

£665k - £735kHigh

Estimate

£700k

Range

£665k – £735k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

4.87%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 75/100. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

72/ 100

High

Crime Score

34/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 55Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +1.4% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10008341806· as of 9 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2800/mo (range 2550-3050)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,555/mo, -56% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 432 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 6 Nov 2026
Risk & liquidity14.6/15
364 sales/12mo in area; valuation range width 10%
- 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

£604,000£793,500

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£690,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £232,800
Net cash flow: -£390/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below 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 10008341806Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2550-3050)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2800/mo (range 2550-3050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 432 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£700,000

Rent Estimate (pcm)£2,800

Gross Yield4.87%

1y Growth-15.3%

3y Growth-0.8%

5y Growth-0.3%

10y Growth+1.0%

Last Sold Price£651,700 (2017-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N4 2GU

Approval Rate

-12mo

Development

low

HGY/2026/2953
Lawful development: Proposed use. Loft Conversion
Pending
HGY/2026/2758
Certificate of lawfulness for existing use of single-storey rear extension accommodating a bathroom.
Pending
HGY/2026/2541
Erection of a single storey rear/side extension, together with the installation of a Sukkah roof
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining288 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 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
0.1 mi
Requires improvement
Skinners' Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woodberry Down Community Primary School
0.2 mi
Good
Parkwood Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

The Parkhouse, 3 Kayani Avenue
-
£688k
-
The Parkhouse, 3 Kayani Avenue
-
£720k
-
The Parkhouse, 3 Kayani Avenue
-
£692k
-
The Parkhouse, 3 Kayani Avenue
-
£1.50M
-

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