Top Flat, 10–12 Gaskin Street, London, N1 2RY

UPRN:10023221635-Beds -Built 1996-2002

Tenure: -Council Tax: Band DEPC: C (75)

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

Top Flat, 10–12 Gaskin Street, London, N1 2RY

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

£1,426,000

£1.14M - £1.71MLow

Estimate

£1.43M

Range

£1.14M – £1.71M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Top Flat earns an INVESTIGATE rating with HP Score 75/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (100/100). 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

75/ 100

Strong

Investment Score

71/ 100

High

Crime Score

50/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 79Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
636 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 21 Oct 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£1,426,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-1.9%

5y Growth-1.0%

10y Growth+0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0N1 2RY

Approval Rate

-12mo

Development

low

P2026/2725/TRE
T1 - lime tree (17m) - reduce crown to previous pruning points, approximately 5m reduction.
Pending
P2026/2728/AOD
Application for approval of details pursuant to the partial discharge of Condition 24 (Piling Method Statement) - insofar as the condition relates to Phase 1A of the development only - of planning permission reference: P2025/1765/OUT, dated 08/05/2026.
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

View Planning Timeline