11 Thornbury Square, London, N6 5YN

UPRN:5300090190Terrace Property4 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band GEPC: C (74)

Data freshness:Listing· freshPlanning· 6mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£1,557,000

£1.48M - £1.64MHigh

Estimate

£1.56M

Range

£1.48M – £1.64M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

4.49%

Verdict

Derived from HomePortfolio scores

11 Thornbury Square earns an INVESTIGATE rating with HP Score 61/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

62/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 84Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +4.0% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 5300090190· as of 13 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 5600/mo (range 5000-6200)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,321/mo, -41% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 3 Nov 2026
Risk & liquidity14.6/15
153 sales/12mo in area; valuation range width 10%
- 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

£1,121,000£1,719,000

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£1,495,000

At the asking price

Monthly rent£5,600/mo

Evidenced range £5,000-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £543,050
Net cash flow: -£1,169/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 5300090190Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5600/mo (range 5000-6200)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 5600/mo (range 5000-6200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 47 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£1,557,000

Rent Estimate (pcm)£5,600

Gross Yield4.49%

1y Growth-

3y Growth-4.4%

5y Growth-2.5%

10y Growth-0.7%

Last Sold Price£1,350,000 (2022-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N6 5YN

Approval Rate

-12mo

Development

low

HGY/2026/3035
T1) Eucalyptus: fell to ground level. Insurance company have stipulated this needs to happen due to subsidence.
Pending
HGY/2026/3032
Large Oak - Crown reduce the low to mid spread growing towards South-East, South and South-West by branches of up to 2.5m keeping the natural canopy outline. Crown thin by 20% and remove major dead wood. Maintenance works in line with good arboricultural practice
Pending
HGY/2026/3020
Eucalyptus - Crown reduce the height by approx 3.0m Crown reduce the spread to balance and shape (approx. 1.5m) Crown thin by 10% and remove dead wood Maintenance works in line with good arboricultural practice
Pending

View Planning Timeline

Ownership

Corporate Ownership58.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density-

Owner Occupied29%

Age Distribution

0-15 12%16-64 78%65+ 10%

View Area Profile

Schools Nearby

St Joseph's Catholic Primary School
0.1 mi
Outstanding
St Aloysius' College
0.1 mi
Inspected as St Aloysius RC College (URN 100459) on 7 Jun 2022
Channing School
0.1 mi
Inspected by ISI
The Harington Scheme Ltd
0.2 mi
-

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Thornbury Square
-
£1.38M
-
11 Thornbury Square
-
£1.35M
-
7 Thornbury Square
-
£1.07M
-
5 Thornbury Square
-
£1.01M
-

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