3 Theobalds Avenue, London, N12 8QG

UPRN:200117543Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (56)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£694,000

£659k - £728kHigh

Estimate

£694k

Range

£659k – £728k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.90%

Verdict

Derived from HomePortfolio scores

3 Theobalds Avenue earns an INVESTIGATE rating with HP Score 82/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 45Bike 51

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 +9.9% (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 9 Oct 2026
- valuation_snapshotsestimate for 200117543· as of 9 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2550/mo (range 2300-2800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -892/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 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 348 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 6 Nov 2026
Risk & liquidity14.7/15
175 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

£469,000£719,000

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£625,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £210,050
Net cash flow: -£344/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 200117543Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 2550/mo (range 2300-2800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 348 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. 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. 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£694,000

Rent Estimate (pcm)£2,550

Gross Yield4.90%

1y Growth+13.4%

3y Growth-0.2%

5y Growth-2.4%

10y Growth+0.0%

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

0N12 8QG

Approval Rate

-12mo

Development

low

26/3987/CON
Submission of details of conditions 15 (Privacy Screens) and 19 (Pre-completion Sound Insulation Test Certificates) pursuant to planning permission 18/5276/FUL dated 25/02/19
Pending
26/3962/CON
Submission of details of condition 4 (Demolition and Construction Management and Logistics Plan) 9 (Part 1(a)) (Contaminated Land survey) pursuant to planning permission 23/4243/FUL dated 09/10/2024
Pending
TPP/0690/26
2 x Sycamore (applicants ref. T1, T2) - Cut back from adjacent building by approximately 2m. Standing in Area A1 of Tree Preservation Order.
Pending

View Planning Timeline