Flat 3, 18 Gareth Drive, London, N9 9YY

UPRN:207201711Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (79)

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

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£289,000

£274k - £303kHigh

Estimate

£289k

Range

£274k – £303k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 76/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (87/100). 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)Defra 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

76/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

27/ 100

Moderate

Walkability

87/ 100

Excellent

Transit & Bike

Transit 58Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.3% (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 207201711· as of 9 Oct 2026
Rental economics7.4/40
gross yield 6.0%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1450/mo (range 1350-1550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -429/mo, -30% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 77 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
215 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 sensitivity

£217,500£333,500

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£290,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £92,800
Net cash flow: £25/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 207201711Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1550)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from 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 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 1450/mo (range 1350-1550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 77 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. 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£289,000

Rent Estimate (pcm)£1,450

Gross Yield6.00%

1y Growth+18.7%

3y Growth+0.9%

5y Growth+1.6%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N9 9YY

Approval Rate

-12mo

Development

low

26/04418/CND
Details submitted pursuant to reference: 26/02454/FUL: SUDS (7) in respect of change of use from Use Class C3 (dwelling house) to Use Class C4 (HMO-house in multiple occupation) involving single storey rear and infill extension, rear dormer, rear outrigger dormer, front roof lights, with associated amenity, cycle and refuse storage.
Pending
26/04382/FUL
Change of use from dwelling house (Class C3) to HMO-house in multiple occupation (Class C4) for up to 6 persons, including demolition of existing outbuilding, single storey rear extension, rear dormer with rear outrigger dormer, front roof lights, with associated amenity, refuse and cycle storage.
Pending
26/04341/CEU
Use of dwellinghouse as a 4-bedroom house in multiple occupation- HMO (Class C4) for 10 years.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.7%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962

Population Density17,089 /km²

Owner Occupied17%

Age Distribution

0-15 25%16-64 67%65+ 8%

View Area Profile

Schools Nearby

Latymer All Saints CofE Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Alternative Centre of Education
0.3 mi
Good
The Latymer School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Churchfield Primary School
0.4 mi
Good

1 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Gareth Drive
-
£240k
-
10 Gareth Drive
-
£311k
-
16 Gareth Drive
-
£303k
-
12 Gareth Drive
-
£200k
-

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