Flat 55, Emperor Point, Dragonfly Walk, London, N4 2WH

UPRN:10008468652Purpose Built Flat3 bedsBuilt 2024

LeaseholdCouncil Tax: Band EEPC: B (86)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 55, Emperor Point, Dragonfly Walk, London, N4 2WH

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

£1,107,000

£996k - £1.22MMedium

Estimate

£1.11M

Range

£996k – £1.22M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

4.88%

Verdict

Derived from HomePortfolio scores

Flat 55 earns an INVESTIGATE rating with HP Score 72/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. 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 listingsMarket 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)ONS 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

72/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

33/ 100

Moderate

Walkability

No data

Transit & Bike

No data

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: 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 +2.2% (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 Oct 2026
- valuation_snapshotsestimate for 10008468652· as of 9 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.79
- valuation_snapshotsrent estimate 4400/mo (range 3950-4850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,463/mo, -33% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 205 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 5 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

£812,000£1,245,000

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£1,082,500

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,950-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £378,050
Net cash flow: -£607/mo
Cash on cash: -1.9%
Score at this price: 13

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 10008468652Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3950-4850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4400/mo (range 3950-4850)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£1,107,000

Rent Estimate (pcm)£4,400

Gross Yield4.88%

1y Growth-

3y Growth-0.8%

5y Growth-0.3%

10y Growth+1.0%

Last Sold Price£1,185,275 (2025-09-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0N4 2WH

Approval Rate

-12mo

Development

low

HGY/2026/2854
Change of use of 2no. self-contained flats on the upper floors (Use Class C3) to a 9-person 9-bed HMO (Use Class Sui Generis), and erection of a first-floor rear extension and loft conversion with a rear dormer roof extension.
Pending
HGY/2026/2643
Dormer extension and conversion into a 8 room HMO
Pending
HGY/2026/2814
Approval of details pursuant to conditions 5 (Contaminated Land Risk), attached to planning permission HGY/2026/1111
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-09-24
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 Density-

Owner Occupied19%

Age Distribution

0-15 17%16-64 77%65+ 6%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

Emperor Point Dragonfly Walk
-
£1.51M
-
Emperor Point Dragonfly Walk
-
£1.24M
-
Emperor Point Dragonfly Walk
-
£926k
-
Emperor Point Dragonfly Walk
-
£832k
-

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