Flat 11, 211 Blackstock Road, London, N5 2LY

UPRN:10096365337Flat/Maisonette2 bedsBuilt 2024

LeaseholdCouncil Tax: Band EEPC: C (74)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 11, 211 Blackstock Road, London, N5 2LY

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£895,000

£850k - £939kHigh

Estimate

£895k

Range

£850k – £939k

Rent Estimate (pcm)

£4,050

£4k - £4k

Monthly

£4,050

Yield

5.40%

Verdict

Derived from HomePortfolio scores

Flat 11 earns an INVESTIGATE rating with HP Score 81/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (94/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

94/ 100

Excellent

Transit & Bike

Transit 62Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.6% (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 9 Oct 2026
- valuation_snapshotsestimate for 10096365337· as of 9 Oct 2026
Rental economics2.7/40
gross yield 5.4%; range width penalty ×0.83
- valuation_snapshotsrent estimate 4050/mo (range 3700-4450)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -950/mo, -23% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 83 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 6 Nov 2026
Risk & liquidity14.7/15
190 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,700-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£234/mo
Cash on cash: -0.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 10096365337Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4050/mo (range 3700-4450)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
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
Rental economics needs verification before you rely on it
rent estimate 4050/mo (range 3700-4450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 83 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£895,000

Rent Estimate (pcm)£4,050

Gross Yield5.40%

1y Growth-

3y Growth-2.9%

5y Growth-0.5%

10y Growth+0.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0N5 2LY

Approval Rate

-12mo

Development

low

P2026/2888/TRE
T1 Ash Remove dead stub to north over highway Crown lift low epicormic growth to 4m height" T2 English oak Crown lift to 5m height from ground level including removal of epicormic growth to this height Crown clean Remove major deadwood T3 Sycamore Remove major deadwood including 2 no. dead sub leaders to south / south east T4 Tree of heaven Remove major deadwood Remove epicormic growth to 7m height
Pending
P2026/2877/TRE
T1 - Lime - reduce crown to points of previous reduction - 3m approx. branch removal. Thin crown by 20-25% by removal of epicormic growth. Crown lift to 6m (epicormic growth only)
Pending
P2026/2848/AOD
Approval of details pursuant to condition 7 (construction management plan) of planning permission reference: P2026/0348/FUL dated 07/05/2026 for Excavation and extensions to existing basement and associated formation of front lightwell; erection of single storey side/rear extension (following demolition of existing side/rear additions); height increase to existing closet wing and reconfiguration of first floor flank elevation windows; erection of single storey half-width extension over existing closet wing with associated roof terrace and balustrading (following demolition of existing chimney stacks); erection of replacement roof extension with two rooflights (following demolition of existing dormer) and all associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density18,709 /km²

Owner Occupied45%

Age Distribution

0-15 17%16-64 74%65+ 9%

View Area Profile

Schools Nearby

Gillespie Primary School
0.0 mi
Outstanding
St John's Highbury Vale CofE Primary School
0.1 mi
Good
Ambler Primary School and Children's Centre
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Joan of Arc RC Primary School
0.3 mi
Good

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

211 Blackstock Road
-
£685k
-
211 Blackstock Road
-
£725k
-
211 Blackstock Road
-
£840k
-
211 Blackstock Road
-
£710k
-

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