7 Hadley Way, London, N21 1AL

UPRN:207102429Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: D (67)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£790,000

£750k - £829kHigh

Estimate

£790k

Range

£750k – £829k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

4.51%

Verdict

Derived from HomePortfolio scores

7 Hadley Way earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (58/100). 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)Defra 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

76/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

58/ 100

Moderate

Transit & Bike

Transit 38Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 27 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +0.6% (HIGH)] → measured edge +0.00pp 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 13 Oct 2026
- valuation_snapshotsestimate for 207102429· as of 13 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.76
- valuation_snapshotsrent estimate 2950/mo (range 2650-3300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,273/mo, -43% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 56 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 27 Oct 2026
Risk & liquidity14.6/15
169 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

£589,000£902,500

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£785,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £266,050
Net cash flow: -£607/mo
Cash on cash: -2.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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 207102429Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2650-3300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2950/mo (range 2650-3300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 56 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£790,000

Rent Estimate (pcm)£2,950

Gross Yield4.51%

1y Growth+20.3%

3y Growth-0.2%

5y Growth+0.8%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N21 1AL

Approval Rate

-12mo

Development

low

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
26/04437/HOU
Single storey rear extension and new rooflights involving removal of existing conservatory and bay window.
Pending
26/04416/HOU
Single storey side extension with replacement garage and pitched roof.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density4,396 /km²

Owner Occupied78%

Age Distribution

0-15 19%16-64 58%65+ 23%

View Area Profile

Schools Nearby

Keble Preparatory School
0.3 mi
Inspected by ISI
Grange Park Preparatory School
0.4 mi
Inspected by ISI
St Paul's CofE Primary School
0.5 mi
Good
Eversley Primary School
0.5 mi
Inspected as Eversley Primary School (URN 102025) on 1 Jul 2025

4 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

19 Hadley Way
-
£842k
-
49 Hadley Way
-
£700k
-
27 Hadley Way
-
£853k
-
17 Hadley Way
-
£750k
-

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