46 Crescent West, Barnet, EN4 0EJ

UPRN:207128289Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: C (78)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,771,000

£1.68M - £1.86MHigh

Estimate

£1.77M

Range

£1.68M – £1.86M

Rent Estimate (pcm)

£8,000

£7k - £9k

Monthly

£8,000

Yield

5.35%

Verdict

Derived from HomePortfolio scores

46 Crescent West earns an INVESTIGATE rating with HP Score 71/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (30/100). 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

71/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

30/ 100

Mixed

Transit & Bike

Transit 25Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 2 Nov 2026

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

Valuation edge2.5/15
claims [AVM -1.4% (HIGH), sold-comps +23.5%, £/sqft +23.5%] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 207128289· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 24.2%· as of 18 Oct 2026
Rental economics2.4/40
gross yield 5.3%; range width penalty ×0.86
- valuation_snapshotsrent estimate 8000/mo (range 7350-8700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,823/mo, -23% 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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 293 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
228 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

£1,346,000£1,974,500

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£1,795,000

At the asking price

Monthly rent£8,000/mo

Evidenced range £7,350-£8,700

Interest rate5.4%

Loan to value75%

Cash required: £668,950
Net cash flow: -£520/mo
Cash on cash: -0.9%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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 207128289Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 24.2%Valuation edge · as of 18 Oct 2026
valuation_snapshotsrent estimate 8000/mo (range 7350-8700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026

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 8000/mo (range 7350-8700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 293 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£1,771,000

Rent Estimate (pcm)£8,000

Gross Yield5.35%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£465,000 (2001-01-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EN4 0EJ

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