Flat 4, Halley House, 31 Dollis Avenue, London, N3 1BY

UPRN:10093994175Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band FEPC: B (86)

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

Flat 4, Halley House, 31 Dollis Avenue, London, N3 1BY

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,571,000

£1.41M - £1.73MMedium

Estimate

£1.57M

Range

£1.41M – £1.73M

Rent Estimate (pcm)

£6,250

£6k - £7k

Monthly

£6,250

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 81/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (82/100). 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

81/ 100

Strong

Investment Score

80/ 100

High

Crime Score

29/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 57Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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: the estimate sits 20% above the ask; lead to verify: 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 +20.4% (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 14 Nov 2026
- valuation_snapshotsestimate for 10093994175· as of 14 Nov 2026
Rental economics6.4/40
gross yield 6.0%; range width penalty ×0.80; the estimate this rent rides on sits 20% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 6250/mo (range 5650-6900)· as of 14 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this home· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -810/mo, -13% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 131 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 10 Nov 2026
Risk & liquidity12.8/15
188 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£6,250/mo

Evidenced range £5,650-£6,900

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: £108/mo
Cash on cash: 0.3%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 10093994175Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 6250/mo (range 5650-6900)Rental economics · as of 14 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 20% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 6250/mo (range 5650-6900)
Rental economics needs verification before you rely on it
sale estimate 20% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£1,571,000

Rent Estimate (pcm)£6,250

Gross Yield6.00%

1y Growth+1728.6%

3y Growth-1.9%

5y Growth-0.5%

10y Growth+0.6%

Last Sold Price£1,650,000 (2020-09-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N3 1BY

Approval Rate

-12mo

Development

low

26/4083/192
Single storey rear extension
Pending
26/4077/HSE
Single storey rear extension with 2no. rooflights. Addition of a new door to side elevation
Pending
26/4074/192
Demolition of existing pool house and covered area and erection of a new extended pool house with same pool size
Pending

View Planning Timeline

Ownership

Corporate Ownership48.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-09-03
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£39,239

Population Density-

Owner Occupied64%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

St Mary's CofE Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Finchley and Acton Yochien School
0.3 mi
Good
Pardes House Grammar School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Pardes House Primary School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Halley House, 31 Dollis Avenue
-
£1.38M
-
37 Dollis Avenue
-
£3.20M
-
Halley House, 31 Dollis Avenue
-
£175k
-
Halley House, 31 Dollis Avenue
-
£900k
-

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