Flat 2, Highlands, Oakleigh Road North, London, N20 9HA

UPRN:200088277Purpose Built Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 2, Highlands, Oakleigh Road North, London, N20 9HA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£470,000

£446k - £493kHigh

Estimate

£470k

Range

£446k – £493k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

5.18%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 84/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (74/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

84/ 100

Strong

Investment Score

75/ 100

High

Crime Score

10/ 100

Low

Walkability

74/ 100

High

Transit & Bike

Transit 63Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -1.1% (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 12 Oct 2026
- valuation_snapshotsestimate for 200088277· as of 12 Oct 2026
Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2050/mo (range 1900-2200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -627/mo, -31% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 92 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 4 Nov 2026
Risk & liquidity14.6/15
150 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

£356,000£546,000

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£475,000

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£184/mo
Cash on cash: -1.4%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - clears 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 200088277Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2050/mo (range 1900-2200)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2050/mo (range 1900-2200)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£470,000

Rent Estimate (pcm)£2,050

Gross Yield5.18%

1y Growth-

3y Growth+6.7%

5y Growth-0.1%

10y Growth+2.9%

Last Sold Price£450,000 (2021-09-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0N20 9HA

Approval Rate

-12mo

Development

low

26/3893/CON
Submission of details of condition 8 (Construction Environmental Management Plan (CEMP) pursuant to planning permission 26/3323/HSE dated 12/10/2026
Pending
TPP/0668/26
1 x Mature Lime Tree (aplicants ref. T1) - Reduce crown by approximately 2.5-3m, carefully reducing the height and lateral spread of the canopy. Selectively thin areas of excessive and congested growth where appropriate 10-15%, removing crossing, rubbing and poorly positioned branches to improve the overall crown structure. Cut back and remove dead, diseased and defective wood. Lift the lower crown by approximately 2-2.5m. Standing in T206 of Tree Preservation Order.
Pending
26/3832/PNH
Single storey rear extension with a proposed depth of 4.5 metres, maximum height of 3.15 metres and eaves height of 3 metres following demolition of existing rear extension.
Pending

View Planning Timeline