45 Ridgeway Avenue, Barnet, EN4 8TN

UPRN:200098712Mid Terrace House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (64)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

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

£806,000

£766k - £847kHigh

Estimate

£806k

Range

£766k – £847k

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

7.80%

Verdict

Derived from HomePortfolio scores

45 Ridgeway Avenue earns an INVESTIGATE rating with HP Score 81/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (77/100). 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

81/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

77/ 100

High

Transit & Bike

Transit 26Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead 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: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +15.0% (HIGH), sold-comps +21.4%, £/sqft +21.4%] → measured edge +0.50pp 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 200098712· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%· as of 4 Nov 2026
Rental economics20.3/40
gross yield 7.8%; range width penalty ×0.91; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4450/mo (range 4150-4800)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin5.6/30
stressed cash flow +251/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 56 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
228 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 sensitivityScores 70+ up to £548,000

£514,000£787,500

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£685,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,150-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £231,050
Net cash flow: £769/mo
Cash on cash: 4.0%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.92 - 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 200098712Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 4450/mo (range 4150-4800)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 4450/mo (range 4150-4800)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £548,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£806,000

Rent Estimate (pcm)£4,450

Gross Yield7.80%

1y Growth-3.3%

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£783,000 (2025-09-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4EN4 8TN

Approval Rate

100%12mo

Development

low

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
26/3918/FUL
Change of use of existing dwellinghouse (Use Class C3) to a residential care home (Use Class C2) accommodating up to two adult residents, together with associated internal alterations and additional off-street parking spaces and cycle parking
Pending
26/3920/NOT
Notification of change of use from current Sui-generis use to a fresh fish shop (for the retail sale of raw fish and seafood) under Use Class E, which will take place on 2 November 2026
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-09-05
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 Occupied79%

Age Distribution

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

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

51 Ridgeway Avenue
-
£590k
-
65 Ridgeway Avenue
-
£700k
-
60 Ridgeway Avenue
-
£595k
-
45 Ridgeway Avenue
-
£783k
-

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