44A Westbury Avenue, Wood Green, London, N22 6RS
UPRN:10022942294-Beds -Built -
Tenure: -Council Tax: Band CEPC: -
Data freshness:Listing· freshListing: fresh, refreshed 4d ago (2026-11-11T04:00:09.660235+00:00)Planning· 6mo agoPlanning: stale, refreshed 6mo ago (2026-05-20T08:19:50.636452+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T17:07:17.392794+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-11T19:40:06.554059+00:00)
HP Score
82
/ 100
Strong
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£815,000
£734k - £897kMedium
Estimate
£815k
Range
£734k – £897k
Rent Estimate (pcm)
--
-- - --
Verdict
Derived from HomePortfolio scores
44A Westbury Avenue earns an INVESTIGATE rating with HP Score 82/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (85/100). 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
82
HP Score
82/ 100
Strong
63
Investment Score
63/ 100
Moderate
11
Crime Score
11/ 100
Low
85
Walkability
85/ 100
Excellent
Transit & Bike
Transit 53Bike 76
Walk Score, out of 100
Valuation & Market
Sale Estimate£815,000
Rent Estimate (pcm)-
Gross Yield-
1y Growth-
3y Growth+3.3%
5y Growth+2.0%
10y Growth+2.4%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseHigh
Planning Activity
Recent Apps
1N22 6RS
Approval Rate
-12mo
Development
low
- PendingHGY/2026/2167Installation of Air Conditioner Condenser Unit and associated external fittings.
- PendingHGY/2026/3004Loft conversion with a rear dormer roof extension, insertion of 1no. rooflight on the front slope, and construction of rear roof terrace with balustrade, privacy screening and planters above rear outrigger.
- PendingHGY/2026/2993Replacement of front door from timber (brown) to timber (grey)
Ownership
- Corporate Ownership62.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,563
Population Density9,051 /km²
Owner Occupied56%
Age Distribution
0-15 15%16-64 71%65+ 14%
Schools Nearby
- Lift Noel Park0.2 mi
Inspected as Noel Park Primary School (URN 131881) on 9 Nov 2011
- Belmont Infant School0.3 miGood
- Belmont Junior School0.3 miReport card2026
Ofsted no longer awards a single overall grade.
- The Grove0.3 miOutstanding
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 80A Westbury Avenue-£500k-
- 44 Westbury Avenue-£450k-
- 28 Westbury Avenue-£999k-
- 80A Westbury Avenue-£488k-