Flat 5, 77 Hamilton Terrace, London, NW8 9QX

UPRN:100022762985Converted Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: -

Data freshness:Listing· freshOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Flat 5, 77 Hamilton Terrace, London, NW8 9QX

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,334,000

£1.20M - £1.47MMedium

Estimate

£1.33M

Range

£1.20M – £1.47M

Rent Estimate (pcm)

£6,750

£6k - £7k

Monthly

£6,750

Yield

1.64%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 81/100. Investment score 63/100 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. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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

81/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 61Bike 67

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

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£4,950,000

At the asking price

Monthly rent£6,750/mo

Evidenced range £6,200-£7,250

Interest rate5.4%

Loan to value75%

Cash required: £1,994,050
Net cash flow: -£12,033/mo
Cash on cash: -7.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.40 - below 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£1,334,000

Rent Estimate (pcm)£6,750

Gross Yield1.64%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£1,305,000 (2021-06-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3NW8 9QX

Approval Rate

-12mo

Development

low

26/07527/FULL
Conversion of 4 attached garages into habitable accommodation and incorporation into main dwelling.
Pending
26/07524/TPO
T1) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width T2) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width T3) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width
Pending
26/07519/LBC
Repairs to the roof following storm damage, including removal of material applied between the rafters; replacement of failed non-original man-made slates with natural slate; repair and renewal of deteriorated lead valleys and perimeter details; and renewal of the upper flat roof covering using timber and lead as appropriate, with the existing roof form and external appearance retained.
Pending

View Planning Timeline

Ownership

Corporate Ownership23.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-06-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 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

St Joseph's RC Primary School
0.2 mi
Outstanding
St George's Catholic School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Arnold House School
0.4 mi
Inspected by ISI
The American School in London
0.4 mi
Inspected by ISI

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

75 Hamilton Terrace
-
£4.78M
-
81 Hamilton Terrace
-
£17.75M
-
79 Hamilton Terrace
-
£4.13M
-
63 - 65 Hamilton Terrace
-
£1.45M
-

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