4 Weststand Apartments, Highbury Stadium Square, London, N5 1FG

UPRN:10023218280Purpose Built Flat1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band EEPC: C (80)

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

4 Weststand Apartments, Highbury Stadium Square, London, N5 1FG

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£661,000

£628k - £694kHigh

Estimate

£661k

Range

£628k – £694k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

5.54%

Verdict

Derived from HomePortfolio scores

4 Weststand Apartments earns an INVESTIGATE rating with HP Score 86/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (88/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

86/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

88/ 100

Excellent

Transit & Bike

Transit 52Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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

Economics

What happens to your money

Your assumptions

Purchase price£650,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,750-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£117/mo
Cash on cash: -0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£661,000

Rent Estimate (pcm)£3,000

Gross Yield5.54%

1y Growth+5.4%

3y Growth-2.9%

5y Growth-0.5%

10y Growth+0.4%

Last Sold Price£630,000 (2023-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0N5 1FG

Approval Rate

-12mo

Development

low

P2026/2777/FUL
Alterations to facade to install french doors in place of existing window and new fence to rear of property between No.76 and 78.
Pending
P2026/2770/FUL
Ground floor extension to rear and side return of existing terraced house
Pending
P2026/2766/AOD
Approval of details pursuant to the discharge of Condition 4 of planning permission reference:P2026/1665/FUL Dated 27/08/2026
Pending

View Planning Timeline

Ownership

Corporate Ownership70.5%
Overseas OwnershipNo
Lease Term Remaining234 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-10-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density36,270 /km²

Owner Occupied34%

Age Distribution

0-15 9%16-64 87%65+ 4%

View Area Profile

Schools Nearby

St John's Highbury Vale CofE Primary School
0.2 mi
Good
Gillespie Primary School
0.3 mi
Outstanding
Ambler Primary School and Children's Centre
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Joan of Arc RC Primary School
0.4 mi
Good

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Weststand Apartments Highbury Stadium Square
-
£375k
-
Weststand Apartments Highbury Stadium Square
-
£500k
-
Weststand Apartments Highbury Stadium Square
-
£675k
-
Weststand Apartments Highbury Stadium Square
-
£630k
-

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