Flat 28, Ottoman Court, 13 Ebony Crescent, Barnet, EN4 8FJ

UPRN:207019311Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: B (90)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 28, Ottoman Court, 13 Ebony Crescent, Barnet, EN4 8FJ

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£392,000

£352k - £431kMedium

Estimate

£392k

Range

£352k – £431k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.40%

Verdict

Derived from HomePortfolio scores

Flat 28 earns an INVESTIGATE rating with HP Score 73/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (73/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 31Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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 edge-0.6/15
claims [AVM -14.8% (MEDIUM), sold-comps -7.1%, £/sqft -7.2%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 207019311· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 4.2%· as of 22 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1650/mo (range 1500-1750)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -816/mo, -49% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 316 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 6 Nov 2026
Risk & liquidity12.8/15
228 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£376/mo
Cash on cash: -3.0%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 207019311Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 4.2%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1750)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 1650/mo (range 1500-1750)
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. 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£392,000

Rent Estimate (pcm)£1,650

Gross Yield4.40%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£118,750 (2017-02-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EN4 8FJ

Approval Rate

-12mo

Development

low

26/3948/PNH
Single storey extension rear extension with a total depth of 4.50 metres, a maximum height of 3.96 metres and an eaves height of 3.00 metres.
Pending
26/04585/HOU
Installation of air source heat pump to rear elevation.
Pending
26/04571/LBC
Installation of four mobile boarding ramps (MBR) along the station platforms, enabling step-free access to the new fleet of trains, with removal of old MBRs designed for the existing fleet once the transition to new fleet has concluded.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2017-02-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density1,894 /km²

Owner Occupied57%

Age Distribution

0-15 20%16-64 60%65+ 20%

View Area Profile

Schools Nearby

Oaktree School
0.2 mi
Good
East Barnet School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
De Bohun Primary School
0.4 mi
Inspected as De Bohun Primary School (URN 102022) on 30 Jan 2020
Danegrove Primary School
0.4 mi
Good

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Ottoman Court, 13 Ebony Crescent
-
£113k
-
Ottoman Court, 13 Ebony Crescent
-
£340k
-
Ottoman Court, 13 Ebony Crescent
-
£144k
-
Ottoman Court, 13 Ebony Crescent
-
£119k
-

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