Apartment 4, 9 Blackthorn Avenue, London, N7 8AH

UPRN:10023216201Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (69)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Apartment 4, 9 Blackthorn Avenue, London, N7 8AH

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£553,000

£525k - £580kHigh

Estimate

£553k

Range

£525k – £580k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

7.68%

Verdict

Derived from HomePortfolio scores

Apartment 4 earns an INVESTIGATE rating with HP Score 77/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

70/ 100

High

Crime Score

39/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 75Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 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: the estimate sits 32% above the ask; lead to verify: 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 +32.2% (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 10023216201· as of 9 Oct 2026
Rental economics17.7/40
gross yield 7.7%; range width penalty ×0.82; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2400/mo (range 2200-2650)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin2.2/30
stressed cash flow +52/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 71 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 28 Oct 2026
Risk & liquidity14.6/15
281 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

£281,000£431,000

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£375,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,200-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £396/mo
Cash on cash: 3.9%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 10023216201Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2200-2650)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2400/mo (range 2200-2650)
Rental economics needs verification before you rely on it
sale estimate 32% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£553,000

Rent Estimate (pcm)£2,400

Gross Yield7.68%

1y Growth+5.6%

3y Growth+0.9%

5y Growth+0.2%

10y Growth+1.3%

Last Sold Price£550,000 (2024-10-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N7 8AH

Approval Rate

-12mo

Development

low

P2026/2834/TRE
Apple tree : Fell. I have been asked by my neighbours to consider felling the sole apple tree outside 10 Brayfield Terrace that sits within its front garden's perimeter. The Terrace suffers subsidence, number 10 included, and both number 10 and 11 have had issues with their front doors this past month. Number 10 has large cracks and we have had to cut into the door to open it. Number 11 have has much the same and the structural engineer they asked to come over to look at it has strongly recommended the tree be removed. Prior to selling up, the owner of number 9 asked much the same. The subsidence is in no small part due to the last two hot summers, but i understand the tree is not helping, hence the request to remove it.
Pending
P2026/2835/TRE
T7 Ailanthus, crown reduce back to previous points, approx. 1.5m. Cyclical maintenance.
Pending
P2026/2811/TRE
Cherry (T1) - reduce crown by 1m on all aspects. To restrict root growth.
Pending

View Planning Timeline