Flat 22, Connaught House, Connaught Gardens, Hornsey, London, N10 3LH

UPRN:10093591806Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: -

Data freshness:Planning· 6mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 5mo ago

Flat 22, Connaught House, Connaught Gardens, Hornsey, London, N10 3LH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£667,000

£634k - £700kHigh

Estimate

£667k

Range

£634k – £700k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

4.89%

Verdict

Derived from HomePortfolio scores

Flat 22 earns an INVESTIGATE rating with HP Score 83/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (83/100). 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 SourcesPortal 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

83/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

83/ 100

High

Transit & Bike

Transit 31Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -1.2% (HIGH)] → 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 (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10093591806· as of 10 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2750/mo (range 2500-3000)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,183/mo, -43% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity14.7/15
185 sales/12mo in area; valuation range width 10%
- 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£374/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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_snapshotsestimate for 10093591806Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-3000)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2500-3000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£667,000

Rent Estimate (pcm)£2,750

Gross Yield4.89%

1y Growth-3.2%

3y Growth-6.2%

5y Growth-1.5%

10y Growth+0.4%

Last Sold Price£600,000 (2019-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2N10 3LH

Approval Rate

-12mo

Development

low

HGY/2026/3045
- T1 Bay: reduce height by up to 3.5m and crown spread to the south, east and west by up to 1m, then trim annually to maintain. - T7 Ash: reduce height by up to 2m and radial crown spread by up to 1.5m. - T8 Smokebush (Cotinus): reduce by up to 40%, height by up to 2m.
Pending
HGY/2026/3032
Large Oak - Crown reduce the low to mid spread growing towards South-East, South and South-West by branches of up to 2.5m keeping the natural canopy outline. Crown thin by 20% and remove major dead wood. Maintenance works in line with good arboricultural practice
Pending
HGY/2026/3009
T1 - Sycamore tree (Acer ssp.), crown reduce back to the most recent previous point of reduction, or approx. 2.5-3.0m in height and 2.0m in lateral spread, whilst retaining suitable regrowth points. T2 - Sycamore tree (Acer ssp.), crown reduce back to the most recent previous point of reduction, or approx. 2.5-3.0m in height and 2.0m in lateral spread, whilst retaining suitable regrowth points.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-05-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,563

Population Density3,695 /km²

Owner Occupied74%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

TreeHouse School
0.3 mi
OutstandingConcerns
St James Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Muswell Hill Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Highgate Wood Secondary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Connaught House Connaught Gardens
-
£600k
-
Connaught House Connaught Gardens
-
£675k
-
Connaught House Connaught Gardens
-
£610k
-
Connaught House Connaught Gardens
-
£575k
-

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