Flat 11, Silver Court, Reform Row, London, N17 9AQ

UPRN:10022936838Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 11, Silver Court, Reform Row, London, N17 9AQ

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

£257,000

£245k - £270kHigh

Estimate

£257k

Range

£245k – £270k

Rent Estimate (pcm)

£1,350

£1k - £1k

Monthly

£1,350

Yield

6.75%

Verdict

Derived from HomePortfolio scores

Flat 11 earns an INVESTIGATE rating with HP Score 62/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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)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

62/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

84/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 72Bike 69

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 +6.6% (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 Oct 2026
- valuation_snapshotsestimate for 10022936838· as of 9 Oct 2026
Rental economics12.7/40
gross yield 6.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1350/mo (range 1250-1450)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 6 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -267/mo, -20% 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
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
305 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

£180,000£276,000

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£240,000

At the asking price

Monthly rent£1,350/mo

Evidenced range £1,250-£1,450

Interest rate5.4%

Loan to value75%

Cash required: £75,600
Net cash flow: £125/mo
Cash on cash: 2.0%
Score at this price: 27

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 10022936838Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1350/mo (range 1250-1450)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 6 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 1350/mo (range 1250-1450)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£257,000

Rent Estimate (pcm)£1,350

Gross Yield6.75%

1y Growth-

3y Growth-1.7%

5y Growth-0.9%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N17 9AQ

Approval Rate

-12mo

Development

low

HGY/2026/2877
Listed Building Consent for replacement fire doors to flats
Pending
HGY/2026/2989
Consent to display an advertisement
Pending
HGY/2026/2888
Replacement of existing single-glazed timber windows to all elevations with new double-glazed uPVC windows.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density-

Owner Occupied15%

Age Distribution

0-15 20%16-64 72%65+ 8%

View Area Profile

Schools Nearby

Assunnah Primary School
0.0 mi
Good
The Mulberry Primary School
0.1 mi
Good
Pembury House Nursery School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bruce Grove Primary School
0.2 mi
GoodConcerns

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

View All Schools

Comparables

View All

Silver Court Reform Row
-
£365k
-

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