45 Lakeside Crescent, Barnet, EN4 8QH

UPRN:200070554Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (60)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£671,000

£638k - £705kHigh

Estimate

£671k

Range

£638k – £705k

Rent Estimate (pcm)

£3,700

£3k - £4k

Monthly

£3,700

Yield

6.58%

Verdict

Derived from HomePortfolio scores

45 Lakeside Crescent earns an INVESTIGATE rating with HP Score 77/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (60/100). 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

HP Score

77/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

60/ 100

Moderate

Transit & Bike

Transit 28Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£675,000

At the asking price

Monthly rent£3,700/mo

Evidenced range £3,450-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: £283/mo
Cash on cash: 1.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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£671,000

Rent Estimate (pcm)£3,700

Gross Yield6.58%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£480,700 (2015-02-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN4 8QH

Approval Rate

-12mo

Development

low

26/3948/PNH
Single storey extension rear extension with a total depth of 4.50 metres, a maximum height of 3.96 metres and an eaves height of 3.00 metres.
Pending
26/04571/LBC
Installation of four mobile boarding ramps (MBR) along the station platforms, enabling step-free access to the new fleet of trains, with removal of old MBRs designed for the existing fleet once the transition to new fleet has concluded.
Pending
26/3911/FUL
Erection of a single storey dwelling following demolition of the existing garages. Associated landscaping, refuse/recycling/cycle storage and amenity space
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-02-11
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 Occupied77%

Age Distribution

0-15 22%16-64 61%65+ 17%

View Area Profile

Schools Nearby

East Barnet School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Danegrove Primary School
0.3 mi
Good
Oaktree School
0.3 mi
Good
St Mary's CofE Primary School, East Barnet
0.4 mi
Good

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

View All Schools

Comparables

View All

27 Lakeside Crescent
-
£619k
-
73 Lakeside Crescent
-
£545k
-
61 Lakeside Crescent
-
£535k
-
51 Lakeside Crescent
-
£550k
-

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