Flat 2, 38D Crawley Road, London, N22 6AG

UPRN:10090478258Flat/MaisonetteBeds -Built 1900-1929

Tenure: -Council Tax: -EPC: D (55)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 2, 38D Crawley Road, London, N22 6AG

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£464,000

£371k - £557kLow

Estimate

£464k

Range

£371k – £557k

Rent Estimate (pcm)

£1,750

£2k - £2k

Monthly

£1,750

Yield

3.23%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 83/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (86/100). 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 SourcesEPC RegisterPortal 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

HP Score

83/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

86/ 100

Excellent

Transit & Bike

Transit 37Bike 77

Walk Score, out of 100

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)

What we could establish

Rental economics0/40
gross yield 3.2%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1750/mo (range 1600-1900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,586/mo, -91% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
234 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£649,950

At the asking price

Monthly rent£1,750/mo

Evidenced range £1,600-£1,900

Interest rate5.4%

Loan to value75%

Cash required: £218,783
Net cash flow: -£982/mo
Cash on cash: -5.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.80 - 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

valuation_snapshotsrent estimate 1750/mo (range 1600-1900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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
Rental economics needs verification before you rely on it
rent estimate 1750/mo (range 1600-1900)

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
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£464,000

Rent Estimate (pcm)£1,750

Gross Yield3.23%

1y Growth-

3y Growth+3.3%

5y Growth+2.0%

10y Growth+2.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N22 6AG

Approval Rate

-12mo

Development

low

HGY/2026/2940
Lawful development: Proposed use - Erection of a single storey outbuilding
Approved
HGY/2026/3001
Erection of single storey extension which extends beyond the rear wall of the original house by 6m, for which the maximum height would be 3m and for which the height of the eaves would be 3m
Pending
HGY/2026/2749
Certificate of Lawfulness to confirm the use of part of the existing dwellinghouse (Use Class C3) as an ancillary home office associated with the applicant's private chauffeur business.
Pending

View Planning Timeline

Ownership

Corporate Ownership62.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£37,563

Population Density9,051 /km²

Owner Occupied56%

Age Distribution

0-15 15%16-64 71%65+ 14%

View Area Profile

Schools Nearby

Belmont Infant School
0.2 mi
Good
Belmont Junior School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lordship Lane Primary School
0.3 mi
Good
The Grove
0.3 mi
Outstanding

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Crawley Road
-
£535k
-
31 Crawley Road
-
£750k
-
38 Crawley Road
-
£7k
-
38 Crawley Road
-
£35k
-

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