Flat B, 23 Langham Road, Tottenham, London, N15 3QX

UPRN:10022936901-Beds -Built -

Tenure: -Council Tax: -EPC: -

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

Flat B, 23 Langham Road, Tottenham, London, N15 3QX

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

£455,000

£364k - £545kLow

Estimate

£455k

Range

£364k – £545k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 71/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

58/ 100

Moderate

Crime Score

35/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 62Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.3/15
245 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate£455,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-24.0%

3y Growth+2.2%

5y Growth+0.0%

10y Growth+3.0%

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

0N15 3QX

Approval Rate

-12mo

Development

low

HGY/2026/3039
Display of advertising screens associated with installation of 1 no. new communications Kiosk with integrated defibrillator and advertising displays
Pending
HGY/2026/2985
Removal of existing telephone boxes followed by the installation of 1 no. new communications Kiosk with integrated defibrillator and advertising display
Pending
HGY/2026/2940
Lawful development: Proposed use - Erection of a single storey outbuilding
Approved

View Planning Timeline

Ownership

Corporate Ownership69.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density5,770 /km²

Owner Occupied46%

Age Distribution

0-15 18%16-64 72%65+ 10%

View Area Profile

Schools Nearby

Park View School
0.1 mi
Good
West Green Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St John Vianney RC Primary School
0.2 mi
OutstandingImproving
The Grove
0.2 mi
Outstanding

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Langham Road
-
£205k
-
45B - 45C Langham Road
-
£380k
-
29A Langham Road
-
£385k
-
45A Langham Road
-
£480k
-

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