1 Gillies Court, 3 Donovan Place, London, N21 1RZ

UPRN:207193025Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (72)

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

1 Gillies Court, 3 Donovan Place, London, N21 1RZ

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

£422,000

£401k - £443kHigh

Estimate

£422k

Range

£401k – £443k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

5.36%

Verdict

Derived from HomePortfolio scores

1 Gillies Court earns an INVESTIGATE rating with HP Score 74/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (66/100). 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

66/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

66/ 100

Moderate

Transit & Bike

Transit 46Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£425,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£119/mo
Cash on cash: -1.0%
Score at this price: -

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.

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£422,000

Rent Estimate (pcm)£1,900

Gross Yield5.36%

1y Growth-

3y Growth-0.2%

5y Growth+0.8%

10y Growth+2.2%

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

0N21 1RZ

Approval Rate

-12mo

Development

low

26/04466/TPO
Works to a tree covered by LBE ORDER NO 66 1977: Oak (T032) - crown reduce by up to 2m, crown thin by up to 25%.
Pending
26/04416/HOU
Single storey side extension with replacement garage and pitched roof.
Pending
26/04405/CEU
Existing rear dormer.
Pending

View Planning Timeline

Ownership

Corporate Ownership53.3%
Overseas OwnershipNo
Lease Term Remaining98 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density8,854 /km²

Owner Occupied51%

Age Distribution

0-15 24%16-64 64%65+ 12%

View Area Profile

Schools Nearby

Grange Park Primary School
0.2 mi
Good
Highlands School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Eversley Primary School
0.2 mi
Inspected as Eversley Primary School (URN 102025) on 1 Jul 2025
Merryhills Primary School
0.4 mi
-

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Gillies Court, 3 Donovan Place
-
£385k
-
Pitcairne Court, 5 Donovan Place
-
£380k
-
Gillies Court, 3 Donovan Place
-
£430k
-
Stone Court, 1 Donovan Place
-
£407k
-

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