Flat W7 2, Cadence Court, 4 Lewis Cubitt Walk, London, N1C 4ER

UPRN:5201865Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band FEPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Flat W7 2, Cadence Court, 4 Lewis Cubitt Walk, London, N1C 4ER

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,283,000

£1.22M - £1.35MHigh

Estimate

£1.28M

Range

£1.22M – £1.35M

Rent Estimate (pcm)

£5,850

£5k - £6k

Monthly

£5,850

Yield

6.10%

Verdict

Derived from HomePortfolio scores

Flat W7 2 earns an INVESTIGATE rating with HP Score 58/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (90/100). 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 SourcesPortal 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

55/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 59Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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 +10.4% (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 13 Oct 2026
- valuation_snapshotsestimate for 5201865· as of 13 Oct 2026
Rental economics7.6/40
gross yield 6.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 5850/mo (range 5350-6350)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -682/mo, -12% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 131 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 2 Nov 2026
Risk & liquidity8.9/15
9 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

£862,500£1,322,500

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£1,150,000

At the asking price

Monthly rent£5,850/mo

Evidenced range £5,350-£6,350

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: £169/mo
Cash on cash: 0.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 5201865Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5850/mo (range 5350-6350)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 5850/mo (range 5350-6350)
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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,283,000

Rent Estimate (pcm)£5,850

Gross Yield6.10%

1y Growth-12.9%

3y Growth-8.1%

5y Growth-3.2%

10y Growth-0.8%

Last Sold Price£1,257,750 (2023-11-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N1C 4ER

Approval Rate

-12mo

Development

low

P2026/2835/TRE
T7 Ailanthus, crown reduce back to previous points, approx. 1.5m. Cyclical maintenance.
Pending
P2026/2834/TRE
Apple tree : Fell. I have been asked by my neighbours to consider felling the sole apple tree outside 10 Brayfield Terrace that sits within its front garden's perimeter. The Terrace suffers subsidence, number 10 included, and both number 10 and 11 have had issues with their front doors this past month. Number 10 has large cracks and we have had to cut into the door to open it. Number 11 have has much the same and the structural engineer they asked to come over to look at it has strongly recommended the tree be removed. Prior to selling up, the owner of number 9 asked much the same. The subsidence is in no small part due to the last two hot summers, but i understand the tree is not helping, hence the request to remove it.
Pending
P2026/2809/TRE
Birch - The tree is becoming large for its location and we are looking to reduce the tree by up to 3m.
Approved

View Planning Timeline

Ownership

Corporate Ownership1.9%
Overseas OwnershipNo
Lease Term Remaining243 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-11-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied23%

Age Distribution

0-15 15%16-64 81%65+ 4%

View Area Profile

Schools Nearby

Frank Barnes School for Deaf Children
0.1 mi
Outstanding
Kings Cross Academy
0.1 mi
Good
Abacus Belsize Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Kate Greenaway Nursery School and Children's Centre
0.3 mi
-

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

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Comparables

View All

Cadence Court, 4 Lewis Cubitt Walk
-
£1.17M
-
Cadence Court, 4 Lewis Cubitt Walk
-
£727k
-
Cadence Court, 4 Lewis Cubitt Walk
-
£1.15M
-
Cadence Court, 4 Lewis Cubitt Walk
-
£2.06M
-

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