7 Primrose Court, 49–50 Prince Albert Road, London, NW8 7LD

UPRN:100022793733Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

7 Primrose Court, 49–50 Prince Albert Road, London, NW8 7LD

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,257,000

£1.13M - £1.38MMedium

Estimate

£1.26M

Range

£1.13M – £1.38M

Rent Estimate (pcm)

£6,350

£6k - £7k

Monthly

£6,350

Yield

2.54%

Verdict

Derived from HomePortfolio scores

7 Primrose Court earns an INVESTIGATE rating with HP Score 79/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (88/100). 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

79/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 26Bike 68

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£3,000,000

At the asking price

Monthly rent£6,350/mo

Evidenced range £5,850-£6,850

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£5,729/mo
Cash on cash: -5.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.63 - 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£1,257,000

Rent Estimate (pcm)£6,350

Gross Yield2.54%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£600,000 (2005-05-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2NW8 7LD

Approval Rate

-12mo

Development

low

2026/4901/T
FRONT GARDEN: 1 x Lime (T1) - Reduce the crown by up to 2m, cutting back to the most recent points of reduction. Raise the crown to 6m above pavement and road level and remove all epicormic growth throughout the crown.
Pending
2026/4862/P
Infill extension of existing recessed roof terrace at fourth floor level on the rear elevation with full-width glazing set within the existing opening.
Pending
2026/4847/P
Non-material amendment to planning permission reference 2022/2014/P dated 14/06/2023 for the demolition of the existing house and replacement with a two-storey dwellinghouse plus an attic floor, basement, landscaping, parking and associated works. Namely, omitting the fully glazed lantern and the installation of insulated lead roof with clerestory windows to the front and rear vertical faces.
Pending

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2005-05-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied50%

Age Distribution

0-15 12%16-64 68%65+ 20%

View Area Profile

Schools Nearby

Saint Christina's School
0.0 mi
Inspected by ISI
St John's Wood Primary School
0.3 mi
Good
St Paul's Church of England Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woodside School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Primrose Court, 49 - 50 Prince Albert Road
-
£1.33M
-
Primrose Court, 49 - 50 Prince Albert Road
-
£1.85M
-
Primrose Court, 49 - 50 Prince Albert Road
-
£675k
-
Primrose Court, 49 - 50 Prince Albert Road
-
£1.38M
-

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