Basement and Ground Floor Maisonette, 16 Goldney Road, London, W9 2AX

UPRN:10033534856Flat/Maisonette bedsBuilt England and Wales: before 1900

-Council Tax: -EPC: E (54)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 1mo agoEPC· 4mo agoRisk· 3mo agoCrime· 4mo agoConnectivity· 3mo agoAmenities· 3mo agoArea· Census 2021

Basement and Ground Floor Maisonette, 16 Goldney Road, London, W9 2AX

HP Score

/ 100

High Potential

Verdict

yesterday

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£598,000

£479k - £718kLow

Estimate

£598k

Range

£479k – £718k

Rent Estimate (pcm)

£2,500

£2k - £3kMedium

Monthly

£2,500

Yield

5.05%

AI Verdict

Derived from HomePortfolio scores

AI summary

Basement and Ground Floor Maisonette earns a BUY rating with HP Score 85/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (96/100). Flood risk is rated very low. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

85/ 100

Excellent

Investment Score

64/ 100

Moderate

Crime Score

2/ 100

Low

Walkability

96/ 100

Excellent

Transit & Bike

Excellent

Real Data

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 (measured MdAPE 25.8%))

What we could establish

Rental economics0/30
gross yield 4.8%; range width penalty ×0.84
- zoopla_valuationsrent estimate 2500/mo (range 2300-2750)· as of 12 Aug 2026· verify before relying on this
Seller motivation0/20
0 price cut(s), 18 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 15 Sept 2026
Risk & liquidity6.2/10
275 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.

Economics

What happens to your money

Your assumptions

Purchase price£620,000

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,300-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £208,300
Net cash flow: -£362/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below 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

zoopla_valuationsrent estimate 2500/mo (range 2300-2750)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 15 Sept 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 (measured MdAPE 25.8%)
Rental economics needs verification before you rely on it
rent estimate 2500/mo (range 2300-2750)

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

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor (measured MdAPE 25.8%)
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£598,000

Rent Estimate (pcm)£2,500

Gross Yield5.05%

1y Growth-

3y Growth-4.4%

5y Growth-1.1%

10y Growth-0.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2W9 2AX

Approval Rate

100%12mo

Development

low

26/04152/TPO
T1 Lime, remove trunk growth and tidy up basal growth as it is affecting the pavement, "trunk clean" by removing epicormic shoots up to 4m.
Pending
25/06824/TPO
2x lime (T1 and T2): crown reduce to the previous most recent reduction points leaving furnishing growth and at least 50 % of fine internal branch structure.
Approved
24/07077/FULL
Installation of double doors, decking and glass balustrade at rear first floor level in association with the use of the flat roof as a terrace (part retrospective).
Approved

View Planning Timeline