8 Portman Lodge, 2 Brook Park Close, London, N21 1RF

UPRN:207114360Flat/MaisonetteBeds -Built 1991-1995

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

8 Portman Lodge, 2 Brook Park Close, London, N21 1RF

HP Score

/ 100

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

£521,000

£495k - £547kHigh

Estimate

£521k

Range

£495k – £547k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

5.27%

Verdict

Derived from HomePortfolio scores

8 Portman Lodge earns an INVESTIGATE rating with HP Score 77/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (53/100). 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

77/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

53/ 100

Moderate

Transit & Bike

Transit 27Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -2.7% (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 10 Oct 2026
- valuation_snapshotsestimate for 207114360· as of 10 Oct 2026
Rental economics1.9/40
gross yield 5.3%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2350/mo (range 2150-2550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -660/mo, -28% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 220 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 2 Nov 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

£401,000£615,000

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£535,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,150-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £178,550
Net cash flow: -£179/mo
Cash on cash: -1.2%
Score at this price: 16

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_snapshotsestimate for 207114360Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2150-2550)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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 2350/mo (range 2150-2550)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£521,000

Rent Estimate (pcm)£2,350

Gross Yield5.27%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+2.2%

Last Sold Price£350,000 (2013-09-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N21 1RF

Approval Rate

-12mo

Development

low

26/04532/HOU
Conversion of garage into habitable room involving alterations to front elevation with first floor side extension including new window to front elevation.
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
26/04437/HOU
Single storey rear extension and new rooflights involving removal of existing conservatory and bay window.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-09-27
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 Density4,396 /km²

Owner Occupied78%

Age Distribution

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

View Area Profile

Schools Nearby

Grange Park Preparatory School
0.3 mi
Inspected by ISI
Grange Park Primary School
0.5 mi
Good
Highlands School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Keble Preparatory School
0.6 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Hanover Lodge, 10 Brook Park Close
-
£423k
-
Belgravia Lodge, 3 Brook Park Close
-
£425k
-
Fitzroy Lodge, 1 Brook Park Close
-
£420k
-
Hanover Lodge, 10 Brook Park Close
-
£415k
-

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