7 Ruby Mews, London, N13 4EN

UPRN:207021088Flat/Maisonette3 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: B (86)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£531,000

£504k - £557kHigh

Estimate

£531k

Range

£504k – £557k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

6.60%

Verdict

Derived from HomePortfolio scores

7 Ruby Mews earns an INVESTIGATE rating with HP Score 78/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (78/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

73/ 100

High

Crime Score

29/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 44Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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: the estimate sits 25% 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 +24.7% (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 207021088· as of 9 Oct 2026
Rental economics10.7/40
gross yield 6.6%; range width penalty ×0.84; the estimate this rent rides on sits 25% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2200/mo (range 2000-2400)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 25% 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 -200/mo, -9% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 115 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 5 Nov 2026
Risk & liquidity14.6/15
194 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £2,000-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £173/mo
Cash on cash: 1.6%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 207021088Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2200/mo (range 2000-2400)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 25% 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 5 Nov 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 2200/mo (range 2000-2400)
Rental economics needs verification before you rely on it
sale estimate 25% 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. 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£531,000

Rent Estimate (pcm)£2,200

Gross Yield6.60%

1y Growth-

3y Growth+3.2%

5y Growth+0.8%

10y Growth+1.0%

Last Sold Price£530,000 (2018-03-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

4N13 4EN

Approval Rate

100%12mo

Development

low

26/04599/CND
Details submitted pursuant to reference 25/04387/FUL: Cycle parking (5), Waste (6) in respect of Change of use from Use Class C3 (dwelling house) to Use Class C4 (HMO-house in multiple occupation) with associated amenity, cycle and refuse storage (RETROSPECTIVE).
Pending
26/04481/CND
Details submitted pursuant to reference: 25/01646/FUL: external material (3), Construction Management Plan (7) in respect of erection of an additional storey and three storey rear extension to facilitate 6x self-contained flats.
Pending
HGY/2026/2893
Details pursuant to conditions 4c and 4d (remediation verification report) or planning permission HGY/2024/2098 for Erection of two-storey (with roof accommodation) building to contain 3 self-contained flats, erection of separate bulk bin/recycle store for Grasmere Court site, and associated landscaping.
Pending

View Planning Timeline

Ownership

Corporate Ownership65%
Overseas OwnershipNo
Lease Term Remaining115 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-03-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density5,221 /km²

Owner Occupied55%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

Bowes Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Laurel Park School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Bounds Green Junior School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bounds Green Infant School
0.5 mi
OutstandingConcerns

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

View All Schools

Comparables

View All

Bluebonnet Court, 4 Ruby Mews
-
£380k
-
Bluebonnet Court, 3 Ruby Mews
-
£390k
-
Bluebonnet Court, 3 Ruby Mews
-
£385k
-
Bluebonnet Court, 3 Ruby Mews
-
£390k
-

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