76 Berkeley Gardens, London, N21 2BD

UPRN:207039229Purpose Built Flat1 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band CEPC: C (74)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£314,000

£251k - £376kLow

Estimate

£314k

Range

£251k – £376k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

5.25%

Verdict

Derived from HomePortfolio scores

76 Berkeley Gardens earns an INVESTIGATE rating with HP Score 81/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (72/100). 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

81/ 100

Strong

Investment Score

70/ 100

High

Crime Score

15/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 28Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics1.7/40
gross yield 5.3%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1400/mo (range 1300-1550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -542/mo, -39% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Risk & liquidity9.3/15
169 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£319,995

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £103,299
Net cash flow: -£111/mo
Cash on cash: -1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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_snapshotsrent estimate 1400/mo (range 1300-1550)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1300-1550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£314,000

Rent Estimate (pcm)£1,400

Gross Yield5.25%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+2.2%

Last Sold Price£116,000 (2003-02-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6N21 2BD

Approval Rate

80%12mo

Development

low

26/04614/PRH
Single storey rear extension 6m deep x 3.27m high (3m high to eaves).
Pending
26/04569/HOU
Single storey rear extension.
Pending
26/04483/HOU
Alterations to rear garden access involving demolition of existing steps, replacement with raised decked platform, involving new staircase for garden access, railing and access doors for storage under stairs, open sided, retractable, end fix awning with gutter brackets to the rear elevation.
Pending

View Planning Timeline