Flat 4, 29 Abbey Road, Abbey Road, London, NW8 9AU

UPRN:100022718552Flat/Maisonette1 bedsBuilt 1900-1929

Tenure: -Council Tax: Band DEPC: D (62)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 4, 29 Abbey Road, Abbey Road, London, NW8 9AU

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£509,000

£407k - £611kLow

Estimate

£509k

Range

£407k – £611k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

3.06%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 82/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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

82/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 60Bike 59

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)

What we could establish

Rental economics0/40
gross yield 3.1%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2550/mo (range 2350-2750)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,474/mo, -97% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
188 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.

Economics

What happens to your money

Your assumptions

Purchase price£1,000,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,610/mo
Cash on cash: -5.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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_snapshotsrent estimate 2550/mo (range 2350-2750)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2350-2750)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£509,000

Rent Estimate (pcm)£2,550

Gross Yield3.06%

1y Growth+10.6%

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

5NW8 9AU

Approval Rate

-12mo

Development

low

2026/5013/P
Installation of rooflight to flat roof of existing garage.
Pending
2026/4983/T
(TPO REF: 39H-A2) FRONT GARDEN: 1 x London Plane (Platanus hispanica) (T1) - Crown reduce by approx. 3m in height and radial spread, returning the crown to identifiable previous pruning points. Retain a balanced, natural crown framework and suitable live growth at the reduction points. Remove any damaged or defective branches encountered during the works. All works to be undertaken in accordance with BS 3998:2010 Tree Work Recommendations.
Pending
26/07577/LBC
Excavation of a basement, erection of rear extension at lower ground floor; alterations to the front garden including enlargement of front lightwell and raising of wall, installation of heat pump unit plus changes to windows and doors (Linked to 26/07587/FULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership23.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
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£45,172

Population Density10,318 /km²

Owner Occupied43%

Age Distribution

0-15 16%16-64 70%65+ 14%

View Area Profile

Schools Nearby

Ormiston Beachcroft Academy
0.2 mi
GoodConcerns
The American School in London
0.2 mi
Inspected by ISI
Arnold House School
0.2 mi
Inspected by ISI
St George's Catholic School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

25 Abbey Road
-
£2.55M
-
27 Abbey Road
-
£300k
-
27 Abbey Road
-
£298k
-
19 - 21 Abbey Road
-
£940k
-

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