88 Clifton Hill, London, NW8 0JT

UPRN:100022737488Semi-Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: E (45)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£4,843,000

£4.60M - £5.08MHigh

Estimate

£4.84M

Range

£4.60M – £5.08M

Rent Estimate (pcm)

£21,850

£20k - £24k

Monthly

£21,850

Yield

7.72%

Verdict

Derived from HomePortfolio scores

88 Clifton Hill earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). 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

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

44/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 66Bike 63

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 a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£3,395,000

At the asking price

Monthly rent£21,850/mo

Evidenced range £20,150-£23,550

Interest rate5.4%

Loan to value75%

Cash required: £1,340,950
Net cash flow: £3,669/mo
Cash on cash: 3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - clears 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£4,843,000

Rent Estimate (pcm)£21,850

Gross Yield7.72%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£3,850,000 (2018-11-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5NW8 0JT

Approval Rate

-12mo

Development

low

2026/4897/T
FRONT GARDEN: 1 x Pittosporum sp. (T1) - Fell to ground level. 1 x Fig (T2) - Fell to ground level.
Pending
26/07484/TCA
T3 ? Sycamore (Acer pseudoplatanus), located in the rear garden of 208 Randolph Avenue, London W9 1PF. Proposed works: Fell T3 Sycamore to ground level and remove the resulting timber and arisings. The tree has been classified as Category U in the Arboricultural Implications Assessment (Report J69.34, dated 12 October 2026) prepared by Broad Oak Tree Consultants. The assessment identifies significant basal decay, a basal cavity, structural deterioration and crown dieback. The report recommends pollarding at approximately 8 metres or felling. Full removal is proposed due to the tree's poor structural condition and associated safety concerns.
Pending
26/07480/FULL
Minor alterations to fenestration in support of internal remodelling.
Pending

View Planning Timeline

Ownership

Corporate Ownership23.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-11-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied38%

Age Distribution

0-15 17%16-64 73%65+ 10%

View Area Profile

Schools Nearby

Naima Jewish Preparatory 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.
St Augustines Federated Schools: CofE Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Augustine's Federated Schools: CE High School
0.3 mi
Good

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

View All Schools

Comparables

View All

96 Clifton Hill
-
£75k
-
74 Clifton Hill
-
£4.40M
-
98 Clifton Hill
-
£745k
-
70 Clifton Hill
-
£5.05M
-

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