Flat 46, The Penthouse, 77 Muswell Hill, London, N10 3PJ

UPRN:10093591577Flat/Maisonette2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band FEPC: C (75)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

Flat 46, The Penthouse, 77 Muswell Hill, London, N10 3PJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£792,000

£713k - £871kMedium

Estimate

£792k

Range

£713k – £871k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.28%

Verdict

Derived from HomePortfolio scores

Flat 46 earns an INVESTIGATE rating with HP Score 69/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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 NationsMarket 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

69/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

82/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 50Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 13 Nov 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: 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 +5.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10093591577· as of 9 Nov 2026
Rental economics1.9/40
gross yield 5.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3300/mo (range 3000-3600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -869/mo, -26% 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 13 Nov 2026· verify before relying on this
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity12.8/15
185 sales/12mo in area; valuation range width 20%
- 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

£562,500£862,500

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£750,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,000-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£247/mo
Cash on cash: -1.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 10093591577Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3300/mo (range 3000-3600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
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
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 3000-3600)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£792,000

Rent Estimate (pcm)£3,300

Gross Yield5.28%

1y Growth+15.1%

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£700,000 (2023-09-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1N10 3PJ

Approval Rate

-12mo

Development

low

HGY/2026/3089
Five Day Notice for works to tree protected by a Provisional TPO. T1 - Horse Chestnut - 3 metre reduction. The is a large Ganoderma bracket at the base of the tree, and due to high risk target zones we would like to take some weight off the crown. A 3 metre crown reduction would help rebalance the tree also.
Approved
HGY/2026/3087
T1 Crab apple fell to ground level grind stump to make space for garden room. T1 is 3mtr in height with a crown spread of 2mtrs T2 Smoketree fell to ground level and grind stump to make space for garden room. T2 is 6mtrs in height and crown spread of 4mtrs. T3 Bay laurel fell to ground level as too close to the house to prevent future damage to house.
Pending
HGY/2026/3072
Hazel tree - crown reduction back to most recent pruning points (approximately thirty percent reduction).
Pending

View Planning Timeline

Ownership

Corporate Ownership54%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-09-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density-

Owner Occupied43%

Age Distribution

0-15 16%16-64 69%65+ 15%

View Area Profile

Schools Nearby

Unique Children's School
0.1 mi
Good
Muswell Hill Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Norfolk House School
0.3 mi
Inspected by ISI
Our Lady of Muswell Catholic Primary School
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

The Penthouse, 77 Muswell Hill
-
£450k
-
The Penthouse, 77 Muswell Hill
-
£935k
-
The Penthouse, 77 Muswell Hill
-
£935k
-
The Penthouse, 77 Muswell Hill
-
£830k
-

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