132 Gilson Place, London, N10 1BJ

UPRN:10090477492Purpose Built Flat2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band DEPC: C (80)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£411,000

£391k - £432kHigh

Estimate

£411k

Range

£391k – £432k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

5.10%

Verdict

Derived from HomePortfolio scores

132 Gilson Place earns an INVESTIGATE rating with HP Score 74/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (63/100). 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

74/ 100

Mixed

Investment Score

70/ 100

High

Crime Score

27/ 100

Moderate

Walkability

63/ 100

Moderate

Transit & Bike

Transit 31Bike 63

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£400,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,550-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£173/mo
Cash on cash: -1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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£411,000

Rent Estimate (pcm)£1,700

Gross Yield5.10%

1y Growth-

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£420,000 (2016-11-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N10 1BJ

Approval Rate

-12mo

Development

low

26/3926/RCU
Erection of a Bicycle Shed in Front Garden (Retrospective)
Pending
26/3781/192
Roof extension involving hip to gable, rear dormer window and 3no. front facing rooflights
Pending
26/3782/192
Single storey rear extension with new access steps. New front porch
Pending

View Planning Timeline

Ownership

Corporate Ownership53.8%
Overseas OwnershipNo
Lease Term Remaining110 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-11-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density6,417 /km²

Owner Occupied46%

Age Distribution

0-15 24%16-64 67%65+ 9%

View Area Profile

Schools Nearby

Coppetts Wood Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Compton School
0.5 mi
Outstanding
Coldfall Primary School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Hollickwood Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

134 Gilson Place
-
£410k
-
130 Gilson Place
-
£373k
-
147 Gilson Place
-
£387k
-
156 Gilson Place
-
£215k
-

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