8 Belvedere Court, 1 Paulin Drive, London, N21 1AZ

UPRN:207193072Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (76)

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

8 Belvedere Court, 1 Paulin Drive, London, N21 1AZ

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£601,000

£571k - £631kHigh

Estimate

£601k

Range

£571k – £631k

Rent Estimate (pcm)

£2,700

£3k - £3k

Monthly

£2,700

Yield

5.40%

Verdict

Derived from HomePortfolio scores

8 Belvedere Court earns an INVESTIGATE rating with HP Score 84/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (76/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

71/ 100

High

Crime Score

10/ 100

Low

Walkability

76/ 100

High

Transit & Bike

Transit 34Bike 61

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£600,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,500-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£156/mo
Cash on cash: -0.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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£601,000

Rent Estimate (pcm)£2,700

Gross Yield5.40%

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 1AZ

Approval Rate

-12mo

Development

low

26/04483/HOU
Alterations to rear garden access involving demolition of existing steps, replacement with raised decked platform, involving new staircase for garden access, railing and access doors for storage under stairs, open sided, retractable, end fix awning with gutter brackets to the rear elevation.
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 Remaining99 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density-

Owner Occupied84%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

Keble Preparatory School
0.1 mi
Inspected by ISI
St Paul's CofE Primary School
0.3 mi
Good
Grange Park Preparatory School
0.5 mi
Inspected by ISI
Eversley Primary School
0.6 mi
Inspected as Eversley Primary School (URN 102025) on 1 Jul 2025

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

View All Schools

Comparables

View All

Belvedere Court, 1 Paulin Drive
-
£600k
-
Belvedere Court, 1 Paulin Drive
-
£675k
-
Belvedere Court, 1 Paulin Drive
-
£625k
-
Belvedere Court, 1 Paulin Drive
-
£575k
-

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