8 West Hill Way, London, N20 8QP

UPRN:200124884Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: D (60)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,368,000

£1.30M - £1.44MHigh

Estimate

£1.37M

Range

£1.30M – £1.44M

Rent Estimate (pcm)

£5,000

£4k - £6k

Monthly

£5,000

Yield

4.36%

Verdict

Derived from HomePortfolio scores

8 West Hill Way earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 42Bike 57

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 -0.5% (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 200124884· as of 12 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.76
- valuation_snapshotsrent estimate 5000/mo (range 4450-5550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,256/mo, -45% 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: 1 price cut(s), 154 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 & liquidity14.7/15
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

£1,031,000£1,581,000

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£1,375,000

At the asking price

Monthly rent£5,000/mo

Evidenced range £4,450-£5,550

Interest rate5.4%

Loan to value75%

Cash required: £495,050
Net cash flow: -£1,179/mo
Cash on cash: -2.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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 200124884Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 5000/mo (range 4450-5550)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 5000/mo (range 4450-5550)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 154 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. 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£1,368,000

Rent Estimate (pcm)£5,000

Gross Yield4.36%

1y Growth-

3y Growth+6.7%

5y Growth-0.1%

10y Growth+2.9%

Last Sold Price£330,000 (2000-02-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1N20 8QP

Approval Rate

-12mo

Development

low

26/3986/CON
Submission of details of condition 6 (Acoustic Report) pursuant to planning permission 25/3009/FUL dated 21/11/25
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
26/3880/192
Roof extension involving hip to gable, rear dormer window with juliette balcony and 2no. front facing rooflights
Pending

View Planning Timeline

Ownership

Corporate Ownership44.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2000-02-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied87%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

St Andrew's CofE Voluntary Aided Primary School, Totteridge
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St John's CofE Primary and Nursery School
0.5 mi
Good
Alma Primary
0.6 mi
Good
Orange Tree School
0.7 mi
Inspected by ISI

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 West Hill Way
-
£974k
-
26 West Hill Way
-
£1.25M
-
12 West Hill Way
-
£1.04M
-
28 West Hill Way
-
£1.05M
-

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