21 Whistler Drive, Barnet, EN4 0BY

UPRN:207023208Detached House5 bedsBuilt 2018

FreeholdCouncil Tax: Band HEPC: B (86)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,941,000

£1.84M - £2.04MHigh

Estimate

£1.94M

Range

£1.84M – £2.04M

Rent Estimate (pcm)

£8,800

£8k - £10k

Monthly

£8,800

Yield

6.68%

Verdict

Derived from HomePortfolio scores

21 Whistler Drive earns an INVESTIGATE rating with HP Score 62/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (6/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

62/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

6/ 100

Low

Transit & Bike

Transit 26Bike 23

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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 19% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +18.6% (HIGH), sold-comps +25.4%, £/sqft +25.4%] → measured edge +0.50pp 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 12 Oct 2026
- valuation_snapshotsestimate for 207023208· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.1%· as of 24 Oct 2026
Rental economics11.7/40
gross yield 6.7%; range width penalty ×0.87; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 8800/mo (range 8050-9500)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -328/mo, -4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 4 Nov 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

£1,185,000£1,817,000

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£1,580,000

At the asking price

Monthly rent£8,800/mo

Evidenced range £8,050-£9,500

Interest rate5.4%

Loan to value75%

Cash required: £578,650
Net cash flow: £760/mo
Cash on cash: 1.6%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 207023208Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.1%Valuation edge · as of 24 Oct 2026
valuation_snapshotsrent estimate 8800/mo (range 8050-9500)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 8800/mo (range 8050-9500)
Rental economics needs verification before you rely on it
sale estimate 19% 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£1,941,000

Rent Estimate (pcm)£8,800

Gross Yield6.68%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£1,802,250 (2022-02-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0EN4 0BY

Approval Rate

-12mo

Development

low

26/03658/VAR
Variation of condition 02 of Ref: 24/02817/FUL to allow repositioning of club house, reduction of the external seating area and enhanced facilities within the canopy, including storage, additional seating areas, changing facilities and mezzanine level.
Pending
26/03244/CND
Details submitted pursuant to 16/04324/FUL for Children Playspace (20) in respect of the phased redevelopment of site to provide a total of 262 residential units , museum, cafe and leisure uses, ancillary parking, vehicle and pedestrian access routes and cycle ways, demolition of Bevan Hall, Lakeview, Wisteria Building, Jebb Building, the Student Union, Gubbay Hall, the Sports Hall, Sassoon Hall, the Bothy, South Lodge, Music Block and ancillary structures, restoration and change of use of The Mansion House to museum/event space/cafe and residential; restoration and extension of Orangery and swimming pool, conversion of Dower House, and The Stable Block, refurbishment of Gardeners Cottage and Rookery Lodge, restoration of landscaped public amenity areas, including statues, urns and gates, and outdoor tennis courts, on-site childrens play space, hockey club car park, highway alterations to the junction of Snakes Lane with Bramley Road and erection of shuttle bus garage (See decision notice for full proposal)
Pending
26/02891/VAR
Variation of condition 05 of application: 16/04375/LBD (as amended by 24/01662/VAR, 19/02560/VAR, 22/02839/VAR and 22/03138/VAR) to remove the requirement to replace statues that were missing from the site at the time of purchase.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-02-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

1 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

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

Southgate School
1.0 mi
Good
Trent CofE Primary School
1.0 mi
Outstanding
Vita Et Pax School
1.1 mi
Inspected by ISI
De Bohun Primary School
1.2 mi
Inspected as De Bohun Primary School (URN 102022) on 30 Jan 2020

7 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Whistler Drive
-
£1.82M
-
17 Whistler Drive
-
£1.69M
-
3 Whistler Drive
-
£1.84M
-
7 Whistler Drive
-
£1.44M
-

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