Flat 1, Canal Building, 135 Shepherdess Walk, London, N1 7RR

UPRN:200001509953Converted Flat1 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: C (72)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 5mo agoRisk· 2y agoCrime· freshAmenities· 1mo agoArea· Census 2021Council Tax· 5mo ago

Flat 1, Canal Building, 135 Shepherdess Walk, London, N1 7RR

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,131,000

£1.07M - £1.19MHigh

Estimate

£1.13M

Range

£1.07M – £1.19M

Rent Estimate (pcm)

£5,650

£5k - £6k

Monthly

£5,650

Yield

9.04%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 87/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

87/ 100

Strong

Investment Score

70/ 100

High

Crime Score

6/ 100

Low

Walkability

90/ 100

Excellent

Transit & Bike

Transit 58Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 21 Oct 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: the estimate sits 34% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +33.7% (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 9 Oct 2026
- valuation_snapshotsestimate for 200001509953· as of 9 Oct 2026
Rental economics27.9/40
gross yield 9.0%; range width penalty ×0.86; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5650/mo (range 5200-6150)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin15.2/30
stressed cash flow +859/mo, +15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 21 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 51 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 21 Oct 2026
Risk & liquidity14.6/15
636 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 sensitivityScores 70+ up to £675,000

£581,000£862,500

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£750,000

At the asking price

Monthly rent£5,650/mo

Evidenced range £5,200-£6,150

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £1,380/mo
Cash on cash: 6.5%
Score at this price: 58

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.23 - clears 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 200001509953Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5650/mo (range 5200-6150)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 21 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 Oct 2026

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 5650/mo (range 5200-6150)
Rental economics needs verification before you rely on it
sale estimate 34% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £675,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,131,000

Rent Estimate (pcm)£5,650

Gross Yield9.04%

1y Growth+0.4%

3y Growth-1.9%

5y Growth-1.0%

10y Growth+0.3%

Last Sold Price£1,100,000 (2024-10-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N1 7RR

Approval Rate

-12mo

Development

low

P2026/2725/TRE
T1 - lime tree (17m) - reduce crown to previous pruning points, approximately 5m reduction.
Pending
P2026/2700/TRE
There is a tree outside the gate at Bridel Mews, we are requesting if we can trim the tree as its been reported that the squirrels are using the tree to access our roofs where they are chewing on the roof cover, plants and cables. The tree is a Robinia tree
Pending
P2026/2678/LBC
Replacement of all existing single-glazed timber windows with like-for-like double-glazed timber units, together with the replacement of the rainwater goods system, fascias and soffits, and associated brickwork and render repairs (Full application P2026/2148/FUL also submitted)
Pending

View Planning Timeline