24 Highfields Grove, London, N6 6HN

UPRN:5021497Detached House4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band HEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£3,571,000

£3.21M - £3.93MMedium

Estimate

£3.57M

Range

£3.21M – £3.93M

Rent Estimate (pcm)

£12,850

£12k - £14k

Monthly

£12,850

Yield

4.28%

Verdict

Derived from HomePortfolio scores

24 Highfields Grove earns an INVESTIGATE rating with HP Score 76/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (73/100). 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 NationsMarket 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 34Bike 66

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,600,000

At the asking price

Monthly rent£12,850/mo

Evidenced range £11,550-£14,100

Interest rate5.4%

Loan to value75%

Cash required: £1,427,050
Net cash flow: -£3,254/mo
Cash on cash: -2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below 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£3,571,000

Rent Estimate (pcm)£12,850

Gross Yield4.28%

1y Growth-

3y Growth-4.4%

5y Growth-2.5%

10y Growth-0.7%

Last Sold Price£2,675,000 (2019-10-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

3N6 6HN

Approval Rate

100%12mo

Development

low

HGY/2026/3020
Eucalyptus - Crown reduce the height by approx 3.0m Crown reduce the spread to balance and shape (approx. 1.5m) Crown thin by 10% and remove dead wood Maintenance works in line with good arboricultural practice
Pending
2026/4879/T
DD 5 Day Notice REAR GARDEN: 1 x Walnut (T1) - Fell to ground level.
Pending
2026/4887/T
DD 5 Day Notice REAR GARDEN: 1 x Mimosa (T1) - Fell to ground level.
Pending

View Planning Timeline