Flat 3, Larchwood Court, 99 Barrowell Green, London, N21 3AU

UPRN:207017953Purpose Built Flat3 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 3, Larchwood Court, 99 Barrowell Green, London, N21 3AU

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£467,000

£420k - £514kMedium

Estimate

£467k

Range

£420k – £514k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

8.69%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 77/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (66/100). 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

73/ 100

High

Crime Score

27/ 100

Moderate

Walkability

66/ 100

Moderate

Transit & Bike

Transit 26Bike 61

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 1 bedrooms but the valuation snapshot describes 3 - 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£290,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £92,800
Net cash flow: £475/mo
Cash on cash: 6.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.15 - clears 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£467,000

Rent Estimate (pcm)£2,100

Gross Yield8.69%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+2.2%

Last Sold Price£360,000 (2014-06-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N21 3AU

Approval Rate

-12mo

Development

low

26/04544/FUL
Change of use from Use Class C3 (dwelling house) to Use Class C4 (HMO-house in multiple occupation) for up to 6 persons with associated amenity, refuse and cycle storage involving single storey rear extension and rear dormer with front roof lights.
Pending
26/04442/HOU
Single storey rear/side extension, front porch.
Pending
26/04279/CND
Details submitted pursuant to reference 25/02127/FUL: SuDS (12) in respect of subdivision of the site and erection of a 2-storey with loft 4 bedroom end of terrace dwellinghouse at the side with amenity, off-street parking and vehicular access via Bexley Gardens, together with soft and hard landscaping to front and rear, EV charging point, cycle and refuse storage and front, side and rear boundary treatment.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.3%
Overseas OwnershipNo
Lease Term Remaining112 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-06-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density4,670 /km²

Owner Occupied63%

Age Distribution

0-15 23%16-64 64%65+ 13%

View Area Profile

Schools Nearby

Winchmore School
0.2 mi
Good
Highfield Primary School
0.3 mi
Outstanding
Palmers Green High School
0.4 mi
Inspected by ISI
Firs Farm Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Fir Tree Lodge, 97 Barrowell Green
-
£304k
-
95 Barrowell Green
-
£295k
-
Fir Tree Lodge, 97 Barrowell Green
-
£200k
-
81 Barrowell Green
-
£695k
-

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