6 The Croft, 5 Hornsey Rise Gardens, London, N19 3PP
UPRN:5300049558Purpose Built Flat1 bedsBuilt 1950-1966
LeaseholdCouncil Tax: Band CEPC: D (64)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T14:03:52.134228+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:02:20.101052+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 2d 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)
HP Score
80
/ 100
Strong
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£530,000
£424k - £636kLow
Estimate
£530k
Range
£424k – £636k
Rent Estimate (pcm)
£2,300
£2k - £3k
Monthly
£2,300
Yield
5.21%
Verdict
Derived from HomePortfolio scores
6 The Croft earns an INVESTIGATE rating with HP Score 80/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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)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
80
HP Score
80/ 100
Strong
71
Investment Score
71/ 100
High
19
Crime Score
19/ 100
Moderate
89
Walkability
89/ 100
Excellent
Transit & Bike
Transit 47Bike 79
Walk Score, out of 100
Valuation & Market
Sale Estimate£530,000
Rent Estimate (pcm)£2,300
Gross Yield5.21%
1y Growth-
3y Growth+0.5%
5y Growth+1.3%
10y Growth+1.6%
Last Sold Price£320,000 (2025-09-29)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0N19 3PP
Approval Rate
-12mo
Development
low
- PendingHGY/2026/3035T1) Eucalyptus: fell to ground level. Insurance company have stipulated this needs to happen due to subsidence.
- PendingHGY/2026/3045- T1 Bay: reduce height by up to 3.5m and crown spread to the south, east and west by up to 1m, then trim annually to maintain. - T7 Ash: reduce height by up to 2m and radial crown spread by up to 1.5m. - T8 Smokebush (Cotinus): reduce by up to 40%, height by up to 2m.
- PendingHGY/2026/3034Five Day Notice. T1 Weeping Ash at the rear of the Town Hall which has multiple weak points including bracket fungus and decayed sections. Manage potential sudden failure by removing the end section as per photos.
Ownership
- Corporate Ownership65.3%
- Overseas OwnershipNo
- Lease Term Remaining118 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2025-09-29
- SourceLand Registry
Connectivity
Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£47,411
Population Density13,445 /km²
Owner Occupied23%
Age Distribution
0-15 18%16-64 70%65+ 12%
Schools Nearby
- Coleridge Primary School0.1 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Ashmount Primary School0.2 miGood
- Margaret McMillan Nursery School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- Whitehall Park School0.3 miGood
3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 5 Hornsey Rise Gardens-£320k-
- 31A Hornsey Rise Gardens-£775k-
- 29A Hornsey Rise Gardens-£700k-
- 27 Hornsey Rise Gardens-£785k-