88 Huxley Road, London, N18 1NL

UPRN:207054358Mid Terrace House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo 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

20 of 21 sources

Sale Estimate

£461,000

£438k - £484kHigh

Estimate

£461k

Range

£438k – £484k

Rent Estimate (pcm)

£2,500

£2k - £3k

Monthly

£2,500

Yield

6.89%

Verdict

Derived from HomePortfolio scores

88 Huxley Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (70/100). 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

76/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 27Bike 59

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£435,500

At the asking price

Monthly rent£2,500/mo

Evidenced range £2,350-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £143,725
Net cash flow: £261/mo
Cash on cash: 2.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.70 - 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£461,000

Rent Estimate (pcm)£2,500

Gross Yield6.89%

1y Growth-

3y Growth+2.3%

5y Growth+2.3%

10y Growth+2.6%

Last Sold Price£206,500 (2008-03-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N18 1NL

Approval Rate

-12mo

Development

low

26/04594/CND
Details submitted pursuant to reference 26/00930/FUL: cycle parking (12) in respect of demolition of existing buildings and phased redevelopment by construction of residential and mixed-use buildings providing a range of commercial uses (Use Class E), and residential dwellings (Use Class C3) along with associated road layout, car and cycle parking, hard and soft landscaping, amenity space, public and private realm and associated works. (amended description)
Pending
26/04596/CND
Details submitted pursuant to reference 26/00930/FUL: habitat management and monitoring plan (18) in respect of demolition of existing buildings and phased redevelopment by construction of residential and mixed-use buildings providing a range of commercial uses (Use Class E), and residential dwellings (Use Class C3) along with associated road layout, car and cycle parking, hard and soft landscaping, amenity space, public and private realm and associated works. (amended description)
Pending
26/04595/CND
Details submitted pursuant to reference 26/00930/FUL: updated biodiversity gain plan (17) in respect of demolition of existing buildings and phased redevelopment by construction of residential and mixed-use buildings providing a range of commercial uses (Use Class E), and residential dwellings (Use Class C3) along with associated road layout, car and cycle parking, hard and soft landscaping, amenity space, public and private realm and associated works. (amended description)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-03-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density-

Owner Occupied47%

Age Distribution

0-15 25%16-64 67%65+ 8%

View Area Profile

Schools Nearby

Lift Aylward
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
West Lea School
0.3 mi
Outstanding
Firs Farm Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Hazelbury Primary School
0.3 mi
Inspected as Hazelbury Junior School (URN 102010) on 23 Oct 2014

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

102 Huxley Road
-
£450k
-
88 Huxley Road
-
£428k
-
102 Huxley Road
-
£330k
-
110 Huxley Road
-
£550k
-

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