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Flat 1, Waterford House, 40 Broomfield Lane, London, N13 4HH

UPRN:207026008Converted Flat1 bedsBuilt 2021
LeaseholdCouncil Tax: Band CEPC: C (73)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T12:07:43.604366+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:21:12.354854+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 1, Waterford House, 40 Broomfield Lane, London, N13 4HH

HP Score

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
£306,000
£275k - £336kMedium
Estimate
£306k
Range
£275k – £336k
Rent Estimate (pcm)
£1,250
£1k - £1k
Monthly
£1,250
Yield
4.90%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 84/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (88/100). 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
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HP Score
84/ 100
Strong
Investment Score
71/ 100
High
Crime Score
17/ 100
Moderate
Walkability
88/ 100
Excellent
Transit & Bike
Transit 44Bike 66
Walk Score, out of 100

Valuation & Market

Sale Estimate£306,000
Rent Estimate (pcm)£1,250
Gross Yield4.90%
1y Growth+2.2%
3y Growth+3.2%
5y Growth+0.8%
10y Growth+1.0%
Last Sold Price£295,500 (2023-08-31)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0N13 4HH
Approval Rate
-12mo
Development
low
  • 26/04525/TCA
    Works to a tree in The Lakes Estate Conservation area: (1) Fir - Height reduce by 4m, finished height 9m.
    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 Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2023-08-31
  • 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 Density3,580 /km²
Owner Occupied78%
Age Distribution
0-15 17%16-64 60%65+ 23%
View Area Profile

Schools Nearby

  • Laurel Park School
    0.2 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

  • Bowes Primary School
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • St Monica's RC Primary School
    0.4 mi
    -
  • St Anne's Catholic High School for Girls
    0.5 mi
    Outstanding

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

View All Schools

Comparables

View All
  • Waterford House, 40 Broomfield Lane
    -
    £465k
    -
  • Waterford House, 40 Broomfield Lane
    -
    £580k
    -
  • Waterford House, 40 Broomfield Lane
    -
    £296k
    -
  • Waterford House, 40 Broomfield Lane
    -
    £609k
    -