25 Rosslyn Avenue, East Barnet, Barnet, EN4 8DH

UPRN:200099442Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: D (56)

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

25 Rosslyn Avenue, East Barnet, Barnet, EN4 8DH

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,193,000

£1.13M - £1.25MHigh

Estimate

£1.19M

Range

£1.13M – £1.25M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

4.80%

Verdict

Derived from HomePortfolio scores

25 Rosslyn Avenue earns an INVESTIGATE rating with HP Score 78/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (79/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 38Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM -0.6% (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 200099442· as of 12 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 4800/mo (range 4350-5300)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,665/mo, -35% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 103 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 sensitivity

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,350-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£727/mo
Cash on cash: -2.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below 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 200099442Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4350-5300)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
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 4800/mo (range 4350-5300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 103 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£1,193,000

Rent Estimate (pcm)£4,800

Gross Yield4.80%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£950,000 (2022-10-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3EN4 8DH

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