2C Parkhurst Road, New Southgate, London, N11 3EL

UPRN:200145315Purpose Built Flat1 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (67)

Data freshness:Listing· freshPlanning· 6mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

2C Parkhurst Road, New Southgate, London, N11 3EL

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£312,000

£281k - £343kMedium

Estimate

£312k

Range

£281k – £343k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.80%

Verdict

Derived from HomePortfolio scores

2C Parkhurst Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (63/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsDefra 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

68/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

49/ 100

Elevated

Walkability

63/ 100

Moderate

Transit & Bike

Transit 45Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (Market estimate older than 120 days; not used (snapshot 2026-03-28, 225 days old))

What we could establish

Rental economics5.9/40
gross yield 5.8%; range width penalty ×0.92; rent estimate from a snapshot 225 days old (older than 120 days)
- valuation_snapshotsrent estimate 1450/mo (range 1350-1550)· as of 28 Mar 2026· rent estimate is stale; verify
Stress margin0/30
stressed cash flow -330/mo, -23% 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
Risk & liquidity12.9/15
185 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

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£300,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: -£9/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 200145315 - Market estimate older than 120 days; not usedValuation edge · as of 28 Mar 2026 · not used in the score
valuation_snapshotsrent estimate 1450/mo (range 1350-1550)Rental economics · as of 28 Mar 2026 · rent estimate is stale; verify
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

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
Market estimate older than 120 days; not used (snapshot 2026-03-28, 225 days old)
Valuation edge rests on a stale estimate
estimate for 200145315 - Market estimate older than 120 days; not used

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate is stale: its market snapshot is past the age gate, so verify it before relying on the yield.
2. Get a current valuation before relying on the discount - the market estimate on file has expired.
Market estimate older than 120 days; not used (snapshot 2026-03-28, 225 days old)
3. Fill the valuation edge gap before relying on the score.
Market estimate older than 120 days; not used (snapshot 2026-03-28, 225 days old)
4. 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£312,000

Rent Estimate (pcm)£1,450

Gross Yield5.80%

1y Growth-

3y Growth-3.1%

5y Growth-0.2%

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

2N11 3EL

Approval Rate

100%12mo

Development

low

26/04549/CND
Details submitted pursuant to reference 25/00372/FUL: external facing materials (3), PV panels and green roof (13), refuse and recycling storage (27) and cycle parking (28) in respect of redevelopment of site including demolition of vacant church hall and construction of a part five/part six storey residential building to provide four maisonettes and 20no x apartments, with associated works.
Pending
26/3901/CON
Submission of details of condition 3 (Materials) 4 (Demolition and Construction Management and Logistics Plan) 8 (Hard and Soft Landscaping) 9 (Tree Protection & Method Statement) 10 (Excavation for Services) 11 (Levels) 21 (Highways Works) 24 (Biodiversity Gain Plan Required) pursuant to planning permission 26/1178/FUL dated 15/07/2026
Pending
26/04527/CND
Details submitted pursuant to reference: 20/03448/FUL: Landscaping Management Plan (19), Ecological Enhancements (part discharge) (26), Mechanical Ventilation System details (31), EV Charging (33) in respect of redevelopment of site involving demolition of existing buildings to provide 45 residential units together with associated parking and landscaping.
Pending

View Planning Timeline