9 Ecclesbourne Road, London, N1 3RP

UPRN:5300029451Flat/Maisonette2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band DEPC: D (58)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

16 of 21 sources

Sale Estimate

£581,000

£552k - £610kHigh

Estimate

£581k

Range

£552k – £610k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

5.80%

Verdict

Derived from HomePortfolio scores

9 Ecclesbourne Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

56/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 82Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 -3.3% (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 5300029451· as of 9 Oct 2026
Rental economics5.7/40
gross yield 5.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2900/mo (range 2700-3150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -530/mo, -18% 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 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 370 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 30 Oct 2026
Risk & liquidity14.6/15
633 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,700-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£17/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 5300029451Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2900/mo (range 2700-3150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 2900/mo (range 2700-3150)
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. 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£581,000

Rent Estimate (pcm)£2,900

Gross Yield5.80%

1y Growth-

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.5%

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

0N1 3RP

Approval Rate

-12mo

Development

low

P2026/2883/TRE
T1 - Cypress - Reduce height by 3m, shape side growth by up to 1m. Crown lift by 1m. this tree is growing in a raised border with limited room for growth either above or below ground.
Pending
P2026/2876/TRE
T1 - Norway Maple - Reduce height by up to 2.5 m, side growth by 1-2m., back to living growth points to create a natural crown shape. Remove dead branches. Crown lift by 1m Reasons for work -safety grounds the tree has considerable die back in the upper crown and some signs of decay/structural weakness
Pending
P2026/2884/TRE
TPO Tree T1 - Eucalyptus - Prune to clear building by 3m by removal of smaller diameter branches - this tree leans towards, and grows over the roof of the adjacent property - this work is required to maintain clearance from the property Non TPO trees - T2, T3, Leylandii - remove all growth overhanging property to rear (2m approx. lateral branch removal)
Pending

View Planning Timeline

Ownership

Corporate Ownership43.2%
Overseas OwnershipNo
Lease Term Remaining88 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density-

Owner Occupied18%

Age Distribution

0-15 13%16-64 77%65+ 10%

View Area Profile

Schools Nearby

St Mary's CofE Primary School
0.2 mi
Good
North Bridge House Senior Canonbury School
0.2 mi
Inspected by ISI
William Tyndale Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Rotherfield Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

13 Ecclesbourne Road
-
£780k
-
7 Ecclesbourne Road
-
£685k
-
19 Ecclesbourne Road
-
£570k
-
7 Ecclesbourne Road
-
£540k
-

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