Flat 10, Riverside Apartments, Goodchild Road, London, N4 2BA

UPRN:10008326122Purpose Built Flat2 bedsBuilt England and Wales: 2012 onwards

LeaseholdCouncil Tax: Band DEPC: C (76)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoAmenities· 3mo agoArea· Census 2021Council Tax· 4mo ago

Flat 10, Riverside Apartments, Goodchild Road, London, N4 2BA

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

today

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£645,000

£581k - £710kMedium

Estimate

£645k

Range

£581k – £710k

Rent Estimate (pcm)

£2,550

£2k - £3kMedium

Monthly

£2,550

Yield

5.33%

AI Verdict

Derived from HomePortfolio scores

AI summary

Flat 10 earns a BUY rating with HP Score 78/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected Nationsvalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

78/ 100

High

Investment Score

69/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

High

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 16 Sept 2026

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

Valuation edge13.4/40
claims [AVM +18.6% (MEDIUM)] → consensus +18.6% → credited 2.9% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 10008326122· as of 12 Aug 2026
Rental economics6.7/30
gross yield 5.8%; range width penalty ×0.81
- zoopla_valuationsrent estimate 2550/mo (range 2300-2800)· as of 12 Aug 2026· verify before relying on this
Seller motivation5/20
0 price cut(s), 299 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 16 Sept 2026
Risk & liquidity8.6/10
442 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£394,000£604,000

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£525,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£6/mo
Cash on cash: -0.0%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.44 - 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

zoopla_valuationsestimate for 10008326122Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 16 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 2550/mo (range 2300-2800)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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 discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
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£645,000

Rent Estimate (pcm)£2,550

Gross Yield5.33%

1y Growth+8.4%

3y Growth-3.3%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£580,000 (2025-01-17)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N4 2BA

Approval Rate

-12mo

Development

low

HGY/2026/2574
Erection of rear L shaped dormer with rear roof terrace; 1 no. front roof lights.
Pending
P2026/2394/FUL
Alterations to the garden only of 25A Prah Road; including: removal of existing boundary wall to street and south side, retention of existing wall to north side. Erection of new boundary walls to street and southm and brick wall piers. Installation of raillngs on top of walls, provide access from vehicle and street to front door. Movement of pedestrian gate position and widening of vehicular gate. Installation of permeable paving. Removal of trees/shrubs. Replanting of trees/shrubs/perennials. Installation of bike store and water butt. Installation of lighting, EV charger and irrigation.
Pending
HGY/2026/2558
T49 - Robinia pseudoacacia (False Acacia sp./Black Locust) Lift low canopy to 2.5 m.
Pending

View Planning Timeline

Ownership

Corporate Ownership60.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-01-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£37,736

Population Density-

Owner Occupied16%

Age Distribution

0-15 16%16-64 76%65+ 8%

View Area Profile

Schools Nearby

Beis Chinuch Lebonos Girls School
0.0 mi
Requires improvement
Woodberry Down Community Primary School
0.2 mi
Good
Skinners' Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Beis Rochel D'satmar School
0.4 mi
Good

1 of 5 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Riverside Apartments Goodchild Road
-
£420k
-
Riverside Apartments Goodchild Road
-
£835k
-
Riverside Apartments Goodchild Road
-
£415k
-
Riverside Apartments Goodchild Road
-
£580k
-

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