82 Crescent West, Barnet, EN4 0EG

UPRN:207121863Detached HouseBeds -Built 1967-1975

Tenure: -Council Tax: Band HEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,837,000

£2.55M - £3.12MMedium

Estimate

£2.84M

Range

£2.55M – £3.12M

Rent Estimate (pcm)

£12,850

£12k - £14k

Monthly

£12,850

Yield

8.14%

Verdict

Derived from HomePortfolio scores

82 Crescent West earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (29/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

29/ 100

Low

Transit & Bike

Transit 29Bike 53

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 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: the estimate sits 33% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +33.2% (MEDIUM), sold-comps +10.3%, £/sqft +10.3%] → measured edge +0.50pp 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 207121863· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 23.9%· as of 28 Oct 2026
Rental economics22.1/40
gross yield 8.1%; range width penalty ×0.88; the estimate this rent rides on sits 33% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 12850/mo (range 11800-13850)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin10.3/30
stressed cash flow +1,320/mo, +10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 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 3 Nov 2026
Risk & liquidity12.8/15
228 sales/12mo in area; valuation range width 20%
- 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 sensitivityScores 70+ up to £1,563,500

£1,421,000£1,989,500

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£1,895,000

At the asking price

Monthly rent£12,850/mo

Evidenced range £11,800-£13,850

Interest rate5.4%

Loan to value75%

Cash required: £710,950
Net cash flow: £2,501/mo
Cash on cash: 4.2%
Score at this price: 48

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.01 - 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 207121863Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 23.9%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 12850/mo (range 11800-13850)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 12850/mo (range 11800-13850)
Rental economics needs verification before you rely on it
sale estimate 33% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £1,563,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£2,837,000

Rent Estimate (pcm)£12,850

Gross Yield8.14%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

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

0EN4 0EG

Approval Rate

-12mo

Development

low

26/04261/HOU
Part single storey, part two storey rear and side extension with first floor rear balcony
Pending
TPP/0612/26
1 x Wild Cherry (applicants ref. T1) - Fell to ground level. Standing in Group G23 of Tree Preseration Order (5 day notice)
Pending
26/04185/CND
Details submitted pursuant to reference 23/03571/FUL: written record trees (4) in respect of redevelopment of site by the erection of 2-storey detached dwelling house with 1st floor rear terrace, accommodation in the roof space with dormers, rear pergola and associated works.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density1,146 /km²

Owner Occupied85%

Age Distribution

0-15 17%16-64 57%65+ 26%

View Area Profile

Schools Nearby

Hadley Wood Primary School
0.4 mi
Inspected as Hadley Wood Primary School (URN 101994) on 14 Jun 2022
Mount House School
0.4 mi
Inspected by ISI
Monken Hadley CofE Primary School
0.5 mi
Outstanding
JCoSS
0.9 mi
Good

6 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

78 Crescent West
-
£1.80M
-
80 Crescent West
-
£860k
-
76 Crescent West
-
£865k
-
84 Crescent West
-
£685k
-

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