65 Grosvenor Avenue, London, N5 2NN

UPRN:5300038387Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (67)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 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

20 of 21 sources

Sale Estimate

£2,255,000

£1.80M - £2.71MLow

Estimate

£2.25M

Range

£1.80M – £2.71M

Rent Estimate (pcm)

£8,500

£8k - £9k

Monthly

£8,500

Yield

14.07%

Verdict

Derived from HomePortfolio scores

65 Grosvenor Avenue earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (89/100). 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 NationsOfcom mobile coverageMarket 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

77/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 82Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£725,000

At the asking price

Monthly rent£8,500/mo

Evidenced range £7,650-£9,300

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: £3,438/mo
Cash on cash: 16.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.47 - 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£2,255,000

Rent Estimate (pcm)£8,500

Gross Yield14.07%

1y Growth-45.7%

3y Growth-2.9%

5y Growth-0.5%

10y Growth+0.4%

Last Sold Price£793,500 (2009-06-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1N5 2NN

Approval Rate

100%12mo

Development

low

P2026/2888/TRE
T1 Ash Remove dead stub to north over highway Crown lift low epicormic growth to 4m height" T2 English oak Crown lift to 5m height from ground level including removal of epicormic growth to this height Crown clean Remove major deadwood T3 Sycamore Remove major deadwood including 2 no. dead sub leaders to south / south east T4 Tree of heaven Remove major deadwood Remove epicormic growth to 7m height
Pending
P2026/2877/TRE
T1 - Lime - reduce crown to points of previous reduction - 3m approx. branch removal. Thin crown by 20-25% by removal of epicormic growth. Crown lift to 6m (epicormic growth only)
Pending
P2026/2882/TRE
T7-Cedar Rear-Remove deadwood and reduce x overlong lateral branch by 2-3m. T8-Holly-rear left-Growing below Cedar T7. Reduce in height by approx. 3m where growing into Cedar tree. Shape to balance and contain.
Pending

View Planning Timeline

Ownership

Corporate Ownership70.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2009-06-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density-

Owner Occupied33%

Age Distribution

0-15 13%16-64 80%65+ 7%

View Area Profile

Schools Nearby

City of London Academy Highbury Grove
0.2 mi
Good
Samuel Rhodes MLD School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Paul's Waldorf School
0.3 mi
Inspected by ISI
The London Screen Academy
0.3 mi
-

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

81 Grosvenor Avenue
-
£435k
-
45F Grosvenor Avenue
-
£575k
-
51D Grosvenor Avenue
-
£727k
-
55 Grosvenor Avenue
-
£1.10M
-

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