10 St Williams Court, 1 Gifford Street, London, N1 0GJ

UPRN:10012792519Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band DEPC: B (83)

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

10 St Williams Court, 1 Gifford Street, London, N1 0GJ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£656,000

£623k - £689kHigh

Estimate

£656k

Range

£623k – £689k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.66%

Verdict

Derived from HomePortfolio scores

10 St Williams Court earns an INVESTIGATE rating with HP Score 71/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

73/ 100

High

Crime Score

64/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 57Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 13 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 -6.7% (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 10012792519· as of 9 Nov 2026
Rental economics4.7/40
gross yield 5.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3300/mo (range 3050-3550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,335/mo, -40% 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 13 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 353 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 13 Nov 2026
Risk & liquidity14.6/15
633 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

£525,000£805,000

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£699,999

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,050-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£78/mo
Cash on cash: -0.4%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 10012792519Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 3050-3550)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 13 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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 3300/mo (range 3050-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 353 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. 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£656,000

Rent Estimate (pcm)£3,300

Gross Yield5.66%

1y Growth-0.8%

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.5%

Last Sold Price£635,000 (2025-03-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N1 0GJ

Approval Rate

-12mo

Development

low

2026/5001/T
IN RESERVE (SEE MAP): 3 x Willows (T1, T2 & T3) - Coppice willow tree along the pond boundary to approx. 1.5m in height.
Pending
2026/4654/P
Retile roof with natural Welsh slate, replace soffits and fascias in timber, replace guttering and leadwork, and associated works.
Pending
2026/4568/P
Erection of a single storey rear extension following demolition of existing conservatory, erection of an outbuilding in rear garden, creation of a bin store area in front garden, alterations to front boundary treatment including creation of a new access gate, replacement of timber trellis with metal railings, and alterations to brick pillars.
Pending

View Planning Timeline