Flat 1, 7–8 St Edmund's Terrace, London, NW8 7QP

UPRN:10033546541Flat/Maisonette1 bedsBuilt 1967-1975

LeaseholdCouncil Tax: -EPC: D (63)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 1, 7–8 St Edmund's Terrace, London, NW8 7QP

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£728,000

£692k - £764kHigh

Estimate

£728k

Range

£692k – £764k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

5.96%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 22Bike 68

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 edge0/15
claims [AVM -1.0% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10033546541· as of 9 Nov 2026
Rental economics6.9/40
gross yield 6.0%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3650/mo (range 3400-3950)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -778/mo, -21% 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), 250 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 & liquidity14.7/15
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

£551,000£845,000

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£735,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,400-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £248,550
Net cash flow: £46/mo
Cash on cash: 0.2%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.47 - 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 10033546541Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3650/mo (range 3400-3950)Rental economics · as of 9 Nov 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 3650/mo (range 3400-3950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 250 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£728,000

Rent Estimate (pcm)£3,650

Gross Yield5.96%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£1,150,000 (2021-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW8 7QP

Approval Rate

-12mo

Development

low

2026/4923/L
Erection of upper ground side extension. Replacement rear fenestration and associated works. Internal alterations
Pending
2026/4899/P
Erection of upper ground side extension. Replacement rear fenestration and associated works.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 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
0.1 mi
Inspected by ISI
St Paul's Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St John's Wood Primary School
0.4 mi
Good
Swiss Cottage School - Development & Research Centre
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

10D St Edmunds Terrace
-
£875k
-
11 St Edmunds Terrace
-
£795k
-
11 St Edmunds Terrace
-
£810k
-
7 - 8 St Edmunds Terrace
-
£1.15M
-

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