1 Selden Walk, London, N7 7RL

UPRN:5300081633Flat/MaisonetteBeds -Built 1967-1975

Tenure: -Council Tax: Band BEPC: D (57)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£364,000

£327k - £400kMedium

Estimate

£364k

Range

£327k – £400k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.40%

Verdict

Derived from HomePortfolio scores

1 Selden Walk earns an INVESTIGATE rating with HP Score 74/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (90/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

90/ 100

Excellent

Transit & Bike

Transit 67Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 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 edge-0.6/15
claims [AVM -23.6% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 5300081633· as of 10 Nov 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1650/mo (range 1500-1750)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -816/mo, -49% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 349 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 6 Nov 2026
Risk & liquidity12.8/15
281 sales/12mo in area; valuation range width 20%
- 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,500-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£376/mo
Cash on cash: -3.0%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - below 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 5300081633Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1500-1750)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 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 1650/mo (range 1500-1750)
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£364,000

Rent Estimate (pcm)£1,650

Gross Yield4.40%

1y Growth-

3y Growth+0.9%

5y Growth+0.2%

10y Growth+1.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N7 7RL

Approval Rate

-12mo

Development

low

P2026/2910/PRA
Prior Approval Application under Schedule 2, Part 20 Class AB of The Town and Country Planning (General Permitted Development) (England) Order 2015 for an upward extension of existing terraced buildings by one additional storey to create 6 new flats.
Pending
HGY/2026/3019
T1: Large Horse Chestnut. Historic pruning has been done on one side only, so the specification is to reduce the lapsed sides by 2-3m back to previous pruning points to balance crown and make even for future maintenance.
Pending
HGY/2026/3008
T1 Sycamore of the submitted MWA Arboricultural Report Works: Remove (fell) to near ground level and treat stump to inhibit regrowth. Reason: Clay shrinkage subsidence damage at the subject property.
Pending

View Planning Timeline

Ownership

Corporate Ownership54.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density-

Owner Occupied13%

Age Distribution

0-15 20%16-64 64%65+ 16%

View Area Profile

Schools Nearby

Pooles Park Primary School
0.1 mi
Inspected as Pooles Park Primary School (URN 131741) on 9 Nov 2022
Christ The King Catholic Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
North Islington Nursery School
0.2 mi
Good
Arts and Media School Islington
0.3 mi
Good

4 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21 Selden Walk
-
£320k
-
56 Selden Walk
-
£415k
-
62 Selden Walk
-
£355k
-
37 Selden Walk
-
£380k
-

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