85 Queens Avenue, London, N3 2NN

UPRN:200095983Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: E (41)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 5mo 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

18 of 21 sources

Sale Estimate

£900,000

£855k - £945kHigh

Estimate

£900k

Range

£855k – £945k

Rent Estimate (pcm)

£2,800

£2k - £3k

Monthly

£2,800

Yield

3.82%

Verdict

Derived from HomePortfolio scores

85 Queens Avenue earns an INVESTIGATE rating with HP Score 82/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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)Defra 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

82/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 58Bike 65

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£880,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,450-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £299,300
Net cash flow: -£1,032/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - below 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£900,000

Rent Estimate (pcm)£2,800

Gross Yield3.82%

1y Growth-

3y Growth-1.9%

5y Growth-0.5%

10y Growth+0.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N3 2NN

Approval Rate

-12mo

Development

low

26/3947/HSE
Single storey side and rear extension
Pending
26/3903/192
Roof extension involving rear dormer window with juliette balcony, 2no. front facing rooflights and new side windows
Pending
26/3882/FUL
Erection of a single storey garden room within the rear garden area of the school site
Pending

View Planning Timeline

Ownership

Corporate Ownership48.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density8,817 /km²

Owner Occupied75%

Age Distribution

0-15 22%16-64 63%65+ 15%

View Area Profile

Schools Nearby

Our Lady of Lourdes RC School
0.3 mi
Good
Manorside Primary School
0.3 mi
Good
Moss Hall Infant School
0.3 mi
Good
Moss Hall Junior School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

57 Queens Avenue
-
£563k
-
3 Queens Avenue
-
£1.27M
-
45 Queens Avenue
-
£1.20M
-
59 Queens Avenue
-
£830k
-

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