8 Grange Avenue, London, N20 8AD

UPRN:200050152Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band HEPC: E (54)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£3,479,000

£3.31M - £3.65MHigh

Estimate

£3.48M

Range

£3.31M – £3.65M

Rent Estimate (pcm)

£10,850

£10k - £12k

Monthly

£10,850

Yield

3.73%

Verdict

Derived from HomePortfolio scores

8 Grange Avenue earns an INVESTIGATE rating with HP Score 80/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

73/ 100

High

Transit & Bike

Transit 13Bike 41

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,495,000

At the asking price

Monthly rent£10,850/mo

Evidenced range £9,600-£12,100

Interest rate5.4%

Loan to value75%

Cash required: £1,382,950
Net cash flow: -£4,284/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£3,479,000

Rent Estimate (pcm)£10,850

Gross Yield3.73%

1y Growth-

3y Growth+6.7%

5y Growth-0.1%

10y Growth+2.9%

Last Sold Price£2,100,000 (2004-04-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4N20 8AD

Approval Rate

-12mo

Development

low

26/3824/CON
Submission of details of condition 31 (Site investigation) pursuant to planning permission 26/2287/FUL dated 26/06/2026
Pending
26/3766/HSE
Erection of a rear outbuilding and an open air swimming pool
Pending
26/3580/192
Single storey rear extension
Pending

View Planning Timeline

Ownership

Corporate Ownership44.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-04-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density270 /km²

Owner Occupied86%

Age Distribution

0-15 16%16-64 58%65+ 26%

View Area Profile

Schools Nearby

The Totteridge Academy
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.
Underhill School
0.7 mi
Good
St Andrew's CofE Voluntary Aided Primary School, Totteridge
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Whitings Hill Primary School
0.8 mi
Outstanding

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

View All Schools

Comparables

View All

28 Grange Avenue
-
£1.80M
-
10 Grange Avenue
-
£3.00M
-
Grange Lodge Grange Avenue
-
£950k
-
2 Grange Avenue
-
£1.73M
-

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