Flat 4, Pemberley House, 379 Cockfosters Road, Barnet, EN4 0AW

UPRN:207020168Flat/Maisonette3 bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: B (90)

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

Flat 4, Pemberley House, 379 Cockfosters Road, Barnet, EN4 0AW

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,310,000

£1.25M - £1.38MHigh

Estimate

£1.31M

Range

£1.25M – £1.38M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

6.54%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 68/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (29/100). 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 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

63/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

29/ 100

Low

Transit & Bike

Transit 14Bike 27

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 31 Oct 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: the estimate sits 24% above the ask; lead to verify: 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 +23.7% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 207020168· as of 9 Oct 2026
Rental economics10/40
gross yield 6.5%; range width penalty ×0.81; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5450/mo (range 4950-6000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -343/mo, -6% 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 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 581 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 31 Oct 2026
Risk & liquidity14.6/15
228 sales/12mo in area; valuation range width 10%
- 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,950-£6,000

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £398/mo
Cash on cash: 1.4%
Score at this price: 25

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 207020168Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5450/mo (range 4950-6000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 5450/mo (range 4950-6000)
Rental economics needs verification before you rely on it
sale estimate 24% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,310,000

Rent Estimate (pcm)£5,450

Gross Yield6.54%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£1,515,000 (2016-12-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EN4 0AW

Approval Rate

-12mo

Development

low

26/3845/192
Erection of a rear outbuilding
Pending
TCP/0631/26
1 X Sycamore: Fell and remove (Retropective notification)
Pending
26/04146/TPO
Works to a tree covered by ENFIELD ORDER NO. 2 : Oak - crown reduce by 2m back to previous points, crown lift by 4m, crown thin by 15%.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-12-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

29 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density331 /km²

Owner Occupied87%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Livingstone Primary and Nursery School
0.7 mi
Outstanding
JCoSS
0.8 mi
Good
Trent CofE Primary School
0.8 mi
Outstanding
Hadley Wood Primary School
0.9 mi
Inspected as Hadley Wood Primary School (URN 101994) on 14 Jun 2022

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

View All Schools

Comparables

View All

Pemberley House, 379 Cockfosters Road
-
£2.12M
-
Pemberley House, 379 Cockfosters Road
-
£1.20M
-
Pemberley House, 379 Cockfosters Road
-
£1.55M
-
Pemberley House, 379 Cockfosters Road
-
£1.50M
-

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