Flat 1, 81 Highbury Hill, London, N5 1SX

UPRN:5300044080Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band EEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 1, 81 Highbury Hill, London, N5 1SX

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

£866,000

£823k - £910kHigh

Estimate

£866k

Range

£823k – £910k

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

11.15%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. 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 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

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 34Bike 75

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity
estimate implies a 51% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£425,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,600-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £1,300/mo
Cash on cash: 11.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.75 - 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£866,000

Rent Estimate (pcm)£3,950

Gross Yield11.15%

1y Growth-10.0%

3y Growth-2.9%

5y Growth-0.5%

10y Growth+0.4%

Last Sold Price£529,000 (2010-10-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N5 1SX

Approval Rate

-12mo

Development

low

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
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