74 Waggon Road, Barnet, EN4 0PP

UPRN:207143537Detached House5 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band HEPC: C (75)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£3,016,000

£2.71M - £3.32MMedium

Estimate

£3.02M

Range

£2.71M – £3.32M

Rent Estimate (pcm)

£13,650

£13k - £15k

Monthly

£13,650

Yield

5.46%

Verdict

Derived from HomePortfolio scores

74 Waggon Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (21/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

21/ 100

Low

Transit & Bike

Transit 7Bike 49

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,000,000

At the asking price

Monthly rent£13,650/mo

Evidenced range £12,550-£14,750

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£675/mo
Cash on cash: -0.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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£3,016,000

Rent Estimate (pcm)£13,650

Gross Yield5.46%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£1,040,000 (2008-11-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1EN4 0PP

Approval Rate

-12mo

Development

low

26/04261/HOU
Part single storey, part two storey rear and side extension with first floor rear balcony
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
26/04081/HOU
Rear dormer with conversion of garage into kitchen involving changes to front elevation and minor alterations to front porch.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-11-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density331 /km²

Owner Occupied87%

Age Distribution

0-15 17%16-64 59%65+ 24%

View Area Profile

Schools Nearby

Hadley Wood Primary School
0.2 mi
Inspected as Hadley Wood Primary School (URN 101994) on 14 Jun 2022
Mount House School
0.9 mi
Inspected by ISI
Elysium Healthcare Potters Bar Clinic School
1.0 mi
Good
Monken Hadley CofE Primary School
1.0 mi
Outstanding

6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

96 Waggon Road
-
£1.90M
-
70 Waggon Road
-
£1.90M
-
90 Waggon Road
-
£8.00M
-
54 Waggon Road
-
£1.48M
-

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