Gaywoods, 29 Winnington Road, London, N2 0TP

UPRN:200127640Detached House8 bedsBuilt 1950-1966

FreeholdCouncil Tax: -EPC: F (35)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021

Gaywoods, 29 Winnington Road, London, N2 0TP

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

£5,385,000

£4.85M - £5.92MMedium

Estimate

£5.38M

Range

£4.85M – £5.92M

Rent Estimate (pcm)

£21,850

£20k - £24k

Monthly

£21,850

Yield

4.81%

Verdict

Derived from HomePortfolio scores

Gaywoods earns an INVESTIGATE rating with HP Score 78/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 42Bike 56

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
advert has 4 bedrooms but the valuation snapshot describes 8 - the UPRN's evidence is for a different home

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£5,450,000

At the asking price

Monthly rent£21,850/mo

Evidenced range £19,950-£23,700

Interest rate5.4%

Loan to value75%

Cash required: £2,204,050
Net cash flow: -£3,267/mo
Cash on cash: -1.8%
Score at this price: -

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.

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£5,385,000

Rent Estimate (pcm)£21,850

Gross Yield4.81%

1y Growth-

3y Growth-4.0%

5y Growth+1.0%

10y Growth+1.3%

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

10N2 0TP

Approval Rate

-12mo

Development

low

TCP/0684/26
1 x Willow - Crown reduce the height back to the previous reduction points (approx. 3.5m). Crown reduce the spread growing to the North and North-East 1.0m below the previous reduction points (approx. 3.5m). Crown reduce the remaining spread back to the previous reduction points (approx. 2.5m). Remove dead/dying branches.
Pending
TCP/0680/26
1 x Plum (applicants ref. T1) - Crown reduce tree by approx 3m and remove lateral branch growing from the front of tree over drive way. 2 x Apple Tree (applicants ref. T2, T3) - Lightly prune extraneous growth by approx 0.5m to shape 1 x Purple Leaf Plum (applicants ref. T4) - Crown Reduce by removing selected lateral branches and shortening remaining by approx 1-2m to remove weight from crown.
Pending
26/3910/HSE
Modifications to the rear dormer window and insertion of 2no. conservation skylights at either side of the rear gable roof
Pending

View Planning Timeline

Ownership

Corporate Ownership49.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density1,136 /km²

Owner Occupied73%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Annemount School
0.1 mi
Inspected by ISI
Kerem School
0.2 mi
Inspected by ISI
Oak Lodge School
0.6 mi
Inspected as Oak Lodge School (URN 101394) on 4 Dec 2013
The Henrietta Barnett School
0.7 mi
Good

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

View All Schools

Comparables

View All

7 Winnington Road
-
£9.50M
-
15A Winnington Road
-
£650k
-
11 Winnington Road
-
£10.70M
-
27 Winnington Road
-
£10.30M
-

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