449 Cockfosters Road, Barnet, EN4 0HJ

UPRN:207143586End Terrace House3 bedsBuilt -

FreeholdCouncil Tax: Band DEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£732,000

£695k - £769kHigh

Estimate

£732k

Range

£695k – £769k

Rent Estimate (pcm)

£4,050

£4k - £4k

Monthly

£4,050

Yield

7.48%

Verdict

Derived from HomePortfolio scores

449 Cockfosters Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (78/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

78/ 100

High

Transit & Bike

Transit 22Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +11.2% (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 9 Oct 2026
- valuation_snapshotsestimate for 207143586· as of 9 Oct 2026
Rental economics18.9/40
gross yield 7.5%; range width penalty ×0.95
- valuation_snapshotsrent estimate 4050/mo (range 3800-4300)· as of 9 Oct 2026· verify before relying on this
Stress margin2.6/30
stressed cash flow +105/mo, +3% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 45 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 4 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 sensitivityScores 70+ up to £487,500

£487,500£747,500

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£650,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,800-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £610/mo
Cash on cash: 3.3%
Score at this price: 36

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.85 - 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 207143586Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4050/mo (range 3800-4300)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 4050/mo (range 3800-4300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 45 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. Set your walk-away price before viewing - above £487,500 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£732,000

Rent Estimate (pcm)£4,050

Gross Yield7.48%

1y Growth-

3y Growth-3.8%

5y Growth-1.6%

10y Growth+0.8%

Last Sold Price£415,000 (2012-10-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0EN4 0HJ

Approval Rate

-12mo

Development

low

26/04137/FUL
Installation of a ground-mounted solar photovoltaic array with associated inverters and connection equipment within the grounds of West Lodge Park Hotel.
Pending
26/04081/HOU
Rear dormer with conversion of garage into kitchen involving changes to front elevation and minor alterations to front porch.
Pending
26/04057/CEA
Rear dormer with juliette balcony and front roof lights.
Pending

View Planning Timeline

Ownership

Corporate Ownership51.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-10-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density-

Owner Occupied87%

Age Distribution

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

View Area Profile

Schools Nearby

Hadley Wood Primary School
0.5 mi
Inspected as Hadley Wood Primary School (URN 101994) on 14 Jun 2022
St John's Preparatory and Senior School
0.9 mi
Inspected by ISI
Livingstone Primary and Nursery School
1.1 mi
Outstanding
JCoSS
1.2 mi
Good

6 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

433 Cockfosters Road
-
£1.25M
-
441 Cockfosters Road
-
£1.08M
-
443 Cockfosters Road
-
£1.80M
-
455 Cockfosters Road
-
£350k
-

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