Residence, 7 Church Street, London, NW8 8EE

UPRN:10033637262Converted Flat2 bedsBuilt -

FreeholdCouncil Tax: -EPC: -

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

Residence, 7 Church Street, London, NW8 8EE

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£583,000

£467k - £700kLow

Estimate

£583k

Range

£467k – £700k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

5.90%

Verdict

Derived from HomePortfolio scores

Residence earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (99/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 90Bike 80

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a house but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£600,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,700-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: £17/mo
Cash on cash: 0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - 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£583,000

Rent Estimate (pcm)£2,950

Gross Yield5.90%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£530,000 (2017-06-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW8 8EE

Approval Rate

-12mo

Development

low

26/07384/FULL
Provision of an external central access corridor to connect blocks B, C and D.
Pending
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
26/07364/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