Flat G08, Waterdale Manor House, 20 Harewood Avenue, London, NW1 6JX
UPRN:100022763562Purpose Built Flat1 bedsBuilt 1983-1990
LeaseholdCouncil Tax: Band GEPC: C (76)
Data freshness:Listing· 3mo agoListing: ageing, refreshed 3mo ago (2026-08-20T04:00:02.990801+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T02:34:48.065635+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:47:18.824618+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-11T12:20:49.315062+00:00)
HP Score
71
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£766,000
£689k - £842kMedium
Estimate
£766k
Range
£689k – £842k
Rent Estimate (pcm)
£3,800
£4k - £4k
Monthly
£3,800
Yield
5.95%
Verdict
Derived from HomePortfolio scores
Flat G08 earns an INVESTIGATE rating with HP Score 71/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). 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 SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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
71
HP Score
71/ 100
Mixed
71
Investment Score
71/ 100
High
76
Crime Score
76/ 100
Elevated
98
Walkability
98/ 100
Excellent
Transit & Bike
Transit 100Bike 73
Walk Score, out of 100
Valuation & Market
Sale Estimate£766,000
Rent Estimate (pcm)£3,800
Gross Yield5.95%
1y Growth-
3y Growth-9.6%
5y Growth-2.1%
10y Growth-0.7%
Last Sold Price£280,000 (2005-03-17)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW1 6JX
Approval Rate
-12mo
Development
low
- Pending26/07279/TDD1 x dead sycamore and 1 x dead hawthorn - fell
- Pending26/07281/NMAAmendments to planning permission dated 6 May 2026 (25/07520/FULL) for: Replacement of windows to the front, side and rear elevations with aluminium framed windows namely, to include the replacement of five doors.
- Pending26/07283/FULLRemoval of the existing roof, dismantling of existing chimneys and pots and erection of a single storey mansard extension, reinstatement of chimneys and pots with accompanying external terrace, rooflights and balustrade to the rear elevation, and dormer windows to the front elevation.
Ownership
- Corporate Ownership36.5%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2005-03-17
- SourceLand Registry
Connectivity
Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£45,172
Population Density14,294 /km²
Owner Occupied31%
Age Distribution
0-15 8%16-64 80%65+ 12%
Schools Nearby
- Inspected by ISIAbingdon House School0.0 mi
- St Edward's Catholic Primary School0.1 miGood
- Portman Early Childhood Centre0.1 miOutstandingConcerns
- Christ Church Bentinck CofE Primary School0.2 miOutstanding
2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Waterdale Manor House, 20 Harewood Avenue-£550k-
- Waterdale Manor House, 20 Harewood Avenue-£635k-
- Waterdale Manor House, 20 Harewood Avenue-£1.24M-
- Waterdale Manor House, 20 Harewood Avenue-£575k-