Flat 303A, Waterdale Manor House, 20 Harewood Avenue, London, NW1 6JX

UPRN:100022763593Purpose Built Flat3 bedsBuilt 1991-1995

LeaseholdCouncil Tax: Band HEPC: B (83)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Flat 303A, Waterdale Manor House, 20 Harewood Avenue, London, NW1 6JX

HP Score

/ 100

Mixed

Verdict

5 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£896,000

£807k - £986kMedium

Estimate

£896k

Range

£807k – £986k

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.79%

Verdict

Derived from HomePortfolio scores

Flat 303A earns an INVESTIGATE rating with HP Score 72/100. Investment score 74/100 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

HP Score

72/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

76/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£1,115,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,100-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £391,050
Net cash flow: -£682/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.18 - 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£896,000

Rent Estimate (pcm)£4,450

Gross Yield4.79%

1y Growth-

3y Growth-9.6%

5y Growth-2.1%

10y Growth-0.7%

Last Sold Price£660,000 (2009-07-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW1 6JX

Approval Rate

-12mo

Development

low

26/07382/FULL
Use of the building as an embassy (sui generis)
Pending
26/07330/TCA
t 1 birch tree reduce canopy by 20% reason getting very tall t 2 plum formative prune reduce to shape by 20% & thin 15 % t3 magnolia reduce top by 2 meters down from property t4 laburnham reduce by 2 meters max yew tree crown reduce by 1 meter create tight shape on going maintenence
Pending
26/07349/ADFULL
Details of a methodology -where applicable, and detailed drawings (Scale 1:20 and 1:5) and/or sample (photographs or manufacturers specifications) where specified; of the new ground floor front facade channelling pursuant to condition 10 (C) of planning permission dated 8th April 2025 (RN:24/06665/FULL)
Pending

View Planning Timeline