5 Forty Hill House, 39 Forty Hill, Enfield, EN2 9EU

UPRN:207158545Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (56)

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

5 Forty Hill House, 39 Forty Hill, Enfield, EN2 9EU

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£633,000

£570k - £697kMedium

Estimate

£633k

Range

£570k – £697k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

6.50%

Verdict

Derived from HomePortfolio scores

5 Forty Hill House earns an INVESTIGATE rating with HP Score 74/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (59/100). 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

74/ 100

Mixed

Investment Score

56/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

59/ 100

Moderate

Transit & Bike

Transit 12Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 -0.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 207158545· as of 10 Oct 2026
Rental economics10.9/40
gross yield 6.5%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3450/mo (range 3200-3700)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -282/mo, -8% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 & liquidity12.8/15
245 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 sensitivity

£478,000£732,500

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£637,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,200-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £214,250
Net cash flow: £239/mo
Cash on cash: 1.3%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.60 - 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 207158545Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3200-3700)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
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 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 3450/mo (range 3200-3700)
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£633,000

Rent Estimate (pcm)£3,450

Gross Yield6.50%

1y Growth-

3y Growth-0.3%

5y Growth+1.2%

10y Growth+2.4%

Last Sold Price£180,000 (1998-08-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1EN2 9EU

Approval Rate

100%12mo

Development

low

26/04375/CND
Details submitted pursuant to reference: 25/01798/FUL: materials (3), in respect of demolition of existing garages and erection of 4x 4 bedroom dwellings with associated landscaping and vehicular access.
Pending
26/04304/HOU
Part single, part 2 storey rear/side extension with front porch.
Pending
26/04129/CND
Details submitted pursuant to reference 24/00621/FUL: verification report (15) in respect of demolition of 5 no. blocks (EFAA, EFAB, EFAD, EFAE and EFAF), consequential works to retained building EFAC, construction of a three-storey replacement school building and separate sports block, relocation of playing fields and parking area along with access, landscaping, and associated infrastructure.
Pending

View Planning Timeline

Ownership

Corporate Ownership55%
Overseas OwnershipNo
Lease Term Remaining87 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1998-08-10
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 Density1,543 /km²

Owner Occupied70%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

Worcesters Primary School
0.2 mi
Good
Forty Hill CofE Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lavender Primary School
0.5 mi
-
Chace Community School
0.6 mi
Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Forty Hill House Forty Hill
-
£380k
-
Elsynge Cottage Forty Hill
-
£775k
-
Wolstenholme House Forty Hill
-
£1.43M
-
Forty Hill House Forty Hill
-
£380k
-

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