31 Swallow House Barrow Hill Estate, Allitsen Road, London, NW8 7BD

UPRN:10033529014Flat/Maisonette4 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band EEPC: C (73)

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

31 Swallow House Barrow Hill Estate, Allitsen Road, London, NW8 7BD

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

£693,000

£623k - £762kMedium

Estimate

£693k

Range

£623k – £762k

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

5.28%

Verdict

Derived from HomePortfolio scores

31 Swallow House Barrow Hill Estate earns an INVESTIGATE rating with HP Score 78/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (95/100). 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)Defra 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

78/ 100

Strong

Investment Score

71/ 100

High

Crime Score

43/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 44Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£795,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,250-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£260/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - clears 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£693,000

Rent Estimate (pcm)£3,500

Gross Yield5.28%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW8 7BD

Approval Rate

-12mo

Development

low

26/07458/ADLBC
Detailed drawings of new front boundary gates, new front entrance steps and railings, and new front lightwell wall/balustrade pursuant to condition 9 of listed building consent dated 27th September 2024 (RN 23/05488/LBC) (Linked to 26/07364/ADFULL)
Pending
26/07378/TCA
T1: Magnolia (8m): Crown reduce by 1m and crown thin by 15% to keep tree at a size suitable for its location and as part of regular maintenance T2: Ginkgo (9m): Reduce height by 2m to keep tree at a size suitable for its location and as part of regular maintenance
Pending
26/07364/ADFULL
Detailed drawings of new front boundary gates, new front entrance steps and railings, and new front lightwell wall/balustrade pursuant to condition 9 of planning permission dated 27th September 2024 (RN 23/05487/FULL) (Linked to 26/07458/ADLBC)
Pending

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining142 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density23,494 /km²

Owner Occupied27%

Age Distribution

0-15 13%16-64 74%65+ 13%

View Area Profile

Schools Nearby

St John's Wood Primary School
0.1 mi
Good
Woodside School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Arnold House School
0.3 mi
Inspected by ISI
The American School in London
0.3 mi
Inspected by ISI

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Swallow House Barrow Hill Estate
-
£750k
-
Swallow House Barrow Hill Estate
-
£620k
-
Swallow House Barrow Hill Estate
-
£390k
-
Swallow House Barrow Hill Estate
-
£500k
-

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