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16 Hargrave Road, London, N19 5SJ

UPRN:5300040840Detached House5 bedsBuilt before 1900
FreeholdCouncil Tax: Band GEPC: F (23)
Data freshness:Listing· freshListing: fresh, refreshed 4d ago (2026-11-04T04:00:06.345886+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:59:15.095246+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 3d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
16 Hargrave Road, London, N19 5SJ

HP Score

Mixed
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£1,291,000
£1.23M - £1.36MHigh
Estimate
£1.29M
Range
£1.23M – £1.36M
Rent Estimate (pcm)
£5,500
£5k - £6k
Monthly
£5,500
Yield
5.08%

Verdict

Derived from HomePortfolio scores

16 Hargrave Road earns an INVESTIGATE rating with HP Score 64/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
HP Score
64/ 100
Mixed
Investment Score
67/ 100
Moderate
Crime Score
90/ 100
Elevated
Walkability
95/ 100
Excellent
Transit & Bike
Transit 92Bike 80
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,291,000
Rent Estimate (pcm)£5,500
Gross Yield5.08%
1y Growth-
3y Growth+0.5%
5y Growth+1.3%
10y Growth+1.6%
Last Sold Price-

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate

Planning Activity

Recent Apps
0N19 5SJ
Approval Rate
-12mo
Development
low
  • 2026/4887/T
    DD 5 Day Notice REAR GARDEN: 1 x Mimosa (T1) - Fell to ground level.
    Pending
  • HGY/2026/2994
    T1: Lime Tree (Tilia species) – Located on the rear boundary line at the southwest corner of the building. PROPOSED WORKS: Fell to ground level (complete removal) and grind out stump. 1. Structural Hazard to Adjacent Window Bay: The tree exhibits a severe, unnatural trunk lean angled directly toward the adjacent residential window bay. During high wind events, dynamic sail-loading (compounded by heavy ivy) creates continuous leverage on the slender trunk, posing an imminent risk of failure into habitable rooms. 2. Inadequacy of Previous Pruning (Ref: HGY/2026/2273): Approval under HGY/2026/2273 pruned branches to 2m clearance, but failed to resolve the primary hazard: the structural lean of the main trunk toward the windows. 3. Documented Branch Failures & Active Structural Instability: The tree has a documented history of branch failure, with fallen branches already recorded on site. This active shedding demonstrates structural weakness within the crown canopy, which—when combined with heavy foliage and dense ivy—creates dynamic sail-loading and excessive leverage on an already leaning trunk. 4. Structural Hazard & Direct Proximity: The severe, unnatural trunk lean is angled directly toward the adjacent residential window bay. Given the history of branch drop and the trunk’s angle, high wind events pose an imminent, unacceptable risk of major structural failure into habitable rooms. 5. Request for Site Visit: Report HGY/2026/2273 noted no site visit was conducted. An in-person assessment is requested to evaluate the trunk angle and structural proximity to the window bay. 6. Low Amenity: The tree is not publicly visible and holds minimal amenity value relative to the risk to adjacent windows. While pollarding or pruning was previously considered, it is no longer a viable or safe solution for this specific tree. Previous pruning (Ref: HGY/2026/2273) failed to address the core problem: a severe, fundamental structural lean of the main trunk directly toward the residential window bay. Pruning does not correct root plate instability or prevent the leaning trunk from failing under heavy wind loads. We actively welcome and request an in-person site visit by a Haringey Tree Officer to verify the severe trunk angle and structural risk to the window bay, addressing previous concerns regarding assessments (if applicable).
    Pending
  • P2026/2864/TRE
    T1- Black Locust / False Acacia (Robinia pseudoacacia) Reduce the overall crown height by up to 2–3 metres and lateral crown spread by up to 1.5–2 metres, subject to the availability of suitable pruning points. All pruning shall be undertaken in accordance with BS 3998:2010, Section 7.7. Pruning cuts shall be made to suitable lateral branches, retaining the natural form and characteristic shape of the species.
    Pending

Ownership

  • Corporate Ownership65.3%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsNone
  • Lease TypeFreehold
  • Last Ownership Change-
  • SourceLand Registry

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-

Area Profile

Median EarningsLocal authority£47,411
Population Density-
Owner Occupied21%
Age Distribution
0-15 14%16-64 77%65+ 9%

Schools Nearby

  • St John's Upper Holloway CofE Primary School
    0.2 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Hargrave Park School
    0.2 mi
    Good
  • Yerbury Primary School
    0.3 mi
    Outstanding
  • The Bridge Keystone
    0.4 mi
    Good

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

Comparables

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  • 10 Hargrave Road
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    £833k
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  • 10 Hargrave Road
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    £360k
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  • 10 Hargrave Road
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    £220k
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  • 10 Hargrave Road
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    £430k
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