99 Holden Road, London, N12 7DF

UPRN:200064975Mid Terrace House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo 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

£896,000

£851k - £941kHigh

Estimate

£896k

Range

£851k – £941k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.95%

Verdict

Derived from HomePortfolio scores

99 Holden Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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

76/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

6/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 45Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +10.7% (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 200064975· as of 9 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.78
- valuation_snapshotsrent estimate 3300/mo (range 2950-3650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,079/mo, -33% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 25 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 3 Nov 2026
Risk & liquidity14.6/15
175 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

£600,000£920,000

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£799,950

At the asking price

Monthly rent£3,300/mo

Evidenced range £2,950-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £271,283
Net cash flow: -£415/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - 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 200064975Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3300/mo (range 2950-3650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3300/mo (range 2950-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 25 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. 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£896,000

Rent Estimate (pcm)£3,300

Gross Yield4.95%

1y Growth-

3y Growth-0.2%

5y Growth-2.4%

10y Growth+0.0%

Last Sold Price£750,000 (2019-03-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N12 7DF

Approval Rate

-12mo

Development

low

26/3882/FUL
Erection of a single storey garden room within the rear garden area of the school site
Pending
TCP/0666/26
1 x Cotoneaster (applicants ref. T1) - Reduce vertical growth in whole crown by 0.5 metres. (Exempt) 1 x Smoke Tree (applicants ref. T2) - Reduce vertical growth in whole crown by 0.5 metres. (Exempt) 1 x Hornbeam (applicants ref. T3) - Crown thin by 20% to allow light penetration. Beech Hedge (applicants ref. H4) - Reduce height by 0.5 metres. (Exempt) 3 x Apple Trees (applicants ref. G5) - Thin by 10%, to allow light penetration. 1 x Cherry (applicants ref. T6) - Reduce vertical and lateral growth by 1 metre back to most recent previous pruning points. 2 x Silver Birch (applicants ref. T7) - Reduce vertical and lateral growth by 1 metre back to most recent previous pruning points.
Pending
26/3737/FUL
Subdivision 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
Pending

View Planning Timeline

Ownership

Corporate Ownership48.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-03-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied57%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

The Holmewood School
0.3 mi
Inspected by ISI
Finchley Catholic High School
0.3 mi
Good
Woodridge Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Northside Primary School
0.5 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

101 Holden Road
-
£880k
-
113 Holden Road
-
£900k
-
95 Holden Road
-
£867k
-
99 Holden Road
-
£750k
-

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