37 Thornhill Square, London, N1 1BE

UPRN:5300090600Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (59)

Data freshness:Listing· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£2,949,000

£2.80M - £3.10MHigh

Estimate

£2.95M

Range

£2.80M – £3.10M

Rent Estimate (pcm)

£12,150

£11k - £13k

Monthly

£12,150

Yield

3.65%

Verdict

Derived from HomePortfolio scores

37 Thornhill Square earns an INVESTIGATE rating with HP Score 77/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. 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)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

77/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

38/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 53Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£3,990,000

At the asking price

Monthly rent£12,150/mo

Evidenced range £11,100-£13,200

Interest rate5.4%

Loan to value75%

Cash required: £1,590,850
Net cash flow: -£5,055/mo
Cash on cash: -3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.90 - below 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£2,949,000

Rent Estimate (pcm)£12,150

Gross Yield3.65%

1y Growth-

3y Growth-1.3%

5y Growth-0.6%

10y Growth+0.5%

Last Sold Price£1,725,000 (2010-09-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1N1 1BE

Approval Rate

-12mo

Development

low

P2026/2887/AOD
Approval of Details pursuant to Condition 4 of planning permission Ref:P2024/0549 Dated 21/03/2025
Pending
P2026/2875/TRE
T1 - Lime - Reduce/pollard to previous reduction points. 2m approx. branch removal T2 - Lime - Pollard, down to historic pollard points at approx. 6m from ground level. This tree has very significant decay at the site of a wound at the base of the main stem.
Pending
P2026/2837/S73
Variation of Condition 3 (Operating Hours) of planning consent ref: P2024/2908/FUL dated 22/10/2025. It is proposed to amend Condition 3 to allow operations on Sundays and Bank Holidays between 1200 and 2200.
Pending

View Planning Timeline

Ownership

Corporate Ownership43.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-09-01
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 Density13,452 /km²

Owner Occupied37%

Age Distribution

0-15 13%16-64 77%65+ 10%

View Area Profile

Schools Nearby

St Andrew's (Barnsbury) CofE Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Kate Greenaway Nursery School and Children's Centre
0.3 mi
-
New River College Medical
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Thornhill Primary School
0.3 mi
Good

0 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

56C Thornhill Square
-
£600k
-
56B Thornhill Square
-
£400k
-
56 Thornhill Square
-
£27k
-
54 Thornhill Square
-
£545k
-

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