42 Forest Court, Holden Avenue, London, N12 8RQ
UPRN:200064615Purpose Built Flat2 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band DEPC: C (71)
Data freshness:Listing· 4mo agoListing: stale, refreshed 4mo ago (2026-07-11T04:00:02.583123+00:00)Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T12:02:36.902231+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
79
/ 100
Strong
Verdict
4 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£444,000
£422k - £466kHigh
Estimate
£444k
Range
£422k – £466k
Rent Estimate (pcm)
£1,950
£2k - £2k
Monthly
£1,950
Yield
5.27%
Verdict
Derived from HomePortfolio scores
42 Forest Court earns an INVESTIGATE rating with HP Score 79/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
79
HP Score
79/ 100
Strong
69
Investment Score
69/ 100
Moderate
25
Crime Score
25/ 100
Moderate
83
Walkability
83/ 100
High
Transit & Bike
Transit 79Bike 52
Walk Score, out of 100
Valuation & Market
Sale Estimate£444,000
Rent Estimate (pcm)£1,950
Gross Yield5.27%
1y Growth-19.1%
3y Growth-0.2%
5y Growth-2.4%
10y Growth+0.0%
Last Sold Price£385,000 (2022-05-23)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0N12 8RQ
Approval Rate
-12mo
Development
low
- Pending26/3882/FULErection of a single storey garden room within the rear garden area of the school site
- Pending26/3786/PNHSingle storey rear extension with a proposed depth of 4.000 metres, maximum height of 3.425 metres and eaves height of 2.900 metres.
- Pending26/3737/FULSubdivision of the ground floor flat into 2no. self-contained flats including single storey rear extension with rear patio area. Associated refuse/recycling/cycle storage and associated amenities
Ownership
- Corporate Ownership48.4%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2022-05-23
- SourceLand Registry
Connectivity
Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,239
Population Density8,929 /km²
Owner Occupied36%
Age Distribution
0-15 15%16-64 67%65+ 18%
Schools Nearby
- Inspected by ISIThe Holmewood School0.0 mi
- Northside Primary School0.3 miGood
- St Michael's Catholic Grammar School0.3 miOutstanding
- Finchley Catholic High School0.4 miGood
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Forest Court Holden Avenue-£275k-
- Forest Court Holden Avenue-£340k-
- Forest Court Holden Avenue-£300k-
- Forest Court Holden Avenue-£485k-