Flat 8, Unwin Court, 1 Beaumont Close, London, N2 0GA

UPRN:200139215Flat/Maisonette3 bedsBuilt 2012-2021

Tenure: -Council Tax: Band HEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 8, Unwin Court, 1 Beaumont Close, London, N2 0GA

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,335,000

£2.10M - £2.57MMedium

Estimate

£2.33M

Range

£2.10M – £2.57M

Rent Estimate (pcm)

£10,900

£10k - £12k

Monthly

£10,900

Yield

6.54%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 81/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

81/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 67Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +14.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 200139215· as of 12 Oct 2026
Rental economics10.8/40
gross yield 6.5%; range width penalty ×0.88
- valuation_snapshotsrent estimate 10900/mo (range 10050-11800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -556/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 39 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 2 Nov 2026
Risk & liquidity12.8/15
157 sales/12mo in area; valuation range width 20%
- 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

£1,500,000£2,000,000

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£2,000,000

At the asking price

Monthly rent£10,900/mo

Evidenced range £10,050-£11,800

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: £796/mo
Cash on cash: 1.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.61 - 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 200139215Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 10900/mo (range 10050-11800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 10900/mo (range 10050-11800)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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.
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£2,335,000

Rent Estimate (pcm)£10,900

Gross Yield6.54%

1y Growth+40.3%

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

2N2 0GA

Approval Rate

100%12mo

Development

low

26/3944/NMA
Non-material amendments to planning permission reference 21/0953/FUL dated 19/04/21 for 'Construction of a new roof including increase in ridge height with gable roof feature to front and rear elevations together with 2no dormer windows to rear elevation and one velux window to front elevation to facilitate creation of 1no. self-contained flat with associated parking space, bin store and cycle storage. Alteration to existing front fenestration with provision of Juliette balconies and front porch.' Amendments include changes to the wording of the development description to read, "Construction of a new roof including increase in ridge height with gable roof feature to front and rear elevations together with 2no dormer windows to rear elevation and one velux window to front elevation to facilitate creation of 1no. self-contained flat with bin store and cycle storage. Alteration to existing front fenestration with provision of Juliette balconies and front porch."
Pending
HGY/2026/2975
Non-material amendment to HGY/2025/1598 for Conversion of single family dwelling into 2 x 3 bedroom family dwellings and associated works. Proposed amendment: to amend requirement of condition 4 from: All residential units within the proposed development shall be designed to Part M4 (2) 'accessible and adaptable dwellings' of the Building Regulations 2015 (formerly Lifetime Homes Standard) unless otherwise agreed in writing with the Local Planning Authority.' To 'All residential units within the proposed development shall be designed to Part M4 (1) 'visitable dwellings' of the Building Regulations 2015 (formerly Lifetime Homes Standard) unless otherwise agreed in writing with the Local Planning Authority.'
Pending
26/3932/HSE
Erection of a rear outbuilding with 4no. rooflights following demolition of the existing garage
Pending

View Planning Timeline

Ownership

Corporate Ownership49.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied68%

Age Distribution

0-15 19%16-64 61%65+ 20%

View Area Profile

Schools Nearby

Kerem School
0.3 mi
Inspected by ISI
Holy Trinity CofE Primary School
0.3 mi
Good
The Archer Academy
0.3 mi
-
Oak Lodge School
0.5 mi
Inspected as Oak Lodge School (URN 101394) on 4 Dec 2013

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

View All Schools

Comparables

View All

Broomfield Court, 2 Beaumont Close
-
£1.85M
-
Broomfield Court, 2 Beaumont Close
-
£2.65M
-
5 Beaumont Close
-
£830k
-
Unwin Court, 1 Beaumont Close
-
£2.67M
-

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