Flat 69, Clifton Court, Northwick Terrace, London, NW8 8HX

UPRN:100023121925Purpose Built Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 69, Clifton Court, Northwick Terrace, London, NW8 8HX

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

£952,000

£904k - £999kHigh

Estimate

£952k

Range

£904k – £999k

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

5.49%

Verdict

Derived from HomePortfolio scores

Flat 69 earns an INVESTIGATE rating with HP Score 82/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (97/100). 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 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

82/ 100

Strong

Investment Score

71/ 100

High

Crime Score

25/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 65Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -10.3% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 100023121925· as of 9 Oct 2026
Rental economics3.5/40
gross yield 5.5%; range width penalty ×0.91
- valuation_snapshotsrent estimate 4800/mo (range 4450-5150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,398/mo, -29% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 474 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.6/15
188 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£787,500£1,207,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,050,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,450-£5,150

Interest rate5.4%

Loan to value75%

Cash required: £365,050
Net cash flow: -£221/mo
Cash on cash: -0.7%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100023121925Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4450-5150)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 4800/mo (range 4450-5150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 474 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£952,000

Rent Estimate (pcm)£4,800

Gross Yield5.49%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£141,000 (1996-09-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW8 8HX

Approval Rate

-12mo

Development

low

26/07431/TELNOT
Removal of six antennas and associated ancillary equipment; installation of six antennas at a height of 53.5m AGL on the existing three 3.75m support poles, one 0.3m dish and associated ancillary equipment; upgrade of the equipment within the existing cabin and development works thereto.
Approved
26/07384/FULL
Provision of an external central access corridor to connect blocks B, C and D.
Pending
26/07383/TCA
t1 sycamore reduce back to most recent reduction points . last pruned 3-4 years ago t 2 & 3 ash tree as above on going maintenence . Light issues
Pending

View Planning Timeline