82 Pycroft Way, London, N9 9XZ

UPRN:207054025Purpose Built Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band BEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£216,000

£206k - £227kHigh

Estimate

£216k

Range

£206k – £227k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

6.14%

Verdict

Derived from HomePortfolio scores

82 Pycroft Way earns an INVESTIGATE rating with HP Score 66/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (86/100). 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

HP Score

66/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

67/ 100

Elevated

Walkability

86/ 100

Excellent

Transit & Bike

Transit 38Bike 68

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£215,000

At the asking price

Monthly rent£1,100/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £67,600
Net cash flow: £36/mo
Cash on cash: 0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£216,000

Rent Estimate (pcm)£1,100

Gross Yield6.14%

1y Growth-

3y Growth+0.9%

5y Growth+1.6%

10y Growth+2.8%

Last Sold Price£120,000 (2010-08-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N9 9XZ

Approval Rate

-12mo

Development

low

26/04597/FUL
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 (PART RETROSPECTIVE).
Pending
26/04546/PRH
Single storey rear extension 6m deep x 3m high (3m high to eaves).
Pending
26/04547/CEA
Single storey rear extension, rear dormer and front roof lights.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-08-16
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 Density-

Owner Occupied22%

Age Distribution

0-15 28%16-64 65%65+ 7%

View Area Profile

Schools Nearby

Fleecefield Primary School
0.3 mi
Good
Brettenham Primary School
0.3 mi
Good
Latymer All Saints CofE Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Hazelbury Primary School
0.4 mi
Inspected as Hazelbury Junior School (URN 102010) on 23 Oct 2014

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

View All Schools

Comparables

View All

84 Pycroft Way
-
£180k
-
88 Pycroft Way
-
£217k
-
84 Pycroft Way
-
£160k
-
74 Pycroft Way
-
£260k
-

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