25 Kingsley Way, London, N2 0EH

UPRN:200069981Detached House6 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band HEPC: D (60)

Data freshness:Listing· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£3,341,000

£3.17M - £3.51MHigh

Estimate

£3.34M

Range

£3.17M – £3.51M

Rent Estimate (pcm)

£13,550

£12k - £15k

Monthly

£13,550

Yield

5.82%

Verdict

Derived from HomePortfolio scores

25 Kingsley Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 54Bike 58

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
listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£2,795,000

At the asking price

Monthly rent£13,550/mo

Evidenced range £12,350-£14,750

Interest rate5.4%

Loan to value75%

Cash required: £1,088,950
Net cash flow: -£52/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - clears 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£3,341,000

Rent Estimate (pcm)£13,550

Gross Yield5.82%

1y Growth-

3y Growth-4.0%

5y Growth+1.0%

10y Growth+1.3%

Last Sold Price£2,200,000 (2014-03-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2N2 0EH

Approval Rate

-12mo

Development

low

TCP/0709/26
1 x Prunus Pissardi (applicants ref. T2) - Reduce lateral growth by 1-2 metres back to fence line.
Pending
TCP/0704/26
1 x Goat Willow (applicants ref. T1) - Reduce lateral and vertical growth by 3 metres back to previous pruning points, leaving no furnishings. Cypress Hedge (applicants ref. H3) - Reduce height by 1 metre.
Pending
TPP/0702/26
1 x Mature Birch (applicants ref. T4) - Remove the tree to ground level and grind out the stump. Standing in Group G4 of Tree Preservation Order. 1 x Mature Birch (applicants ref. T5) - Remove deadwood to encourage fresh growth, and tip-prune the lateral branch growing across the garden by 1m. Make all cuts at convenient growth points. Standing in Group G4 of Tree Preservation Order.
Pending

View Planning Timeline

Ownership

Corporate Ownership49.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2014-03-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density4,554 /km²

Owner Occupied68%

Age Distribution

0-15 20%16-64 54%65+ 26%

View Area Profile

Schools Nearby

Kerem School
0.3 mi
Inspected by ISI
The Henrietta Barnett School
0.4 mi
Good
Annemount School
0.4 mi
Inspected by ISI
Oak Lodge School
0.4 mi
Inspected as Oak Lodge School (URN 101394) on 4 Dec 2013

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

41 Kingsley Way
-
£3.30M
-
27 Kingsley Way
-
£2.50M
-
37 Kingsley Way
-
£2.00M
-
9 Kingsley Way
-
£1.94M
-

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