Apartment 2, St David's House, London, NW6 5FZ

UPRN:10033646604Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: -EPC: B (86)

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

Apartment 2, St David's House, London, NW6 5FZ

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£691,000

£622k - £760kMedium

Estimate

£691k

Range

£622k – £760k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

3.97%

Verdict

Derived from HomePortfolio scores

Apartment 2 earns an INVESTIGATE rating with HP Score 74/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). 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

74/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

51/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 99Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -4.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10033646604· as of 9 Oct 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2400/mo (range 2150-2650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,425/mo, -59% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 115 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 4 Nov 2026
Risk & liquidity12.8/15
457 sales/12mo in area; valuation range width 20%
- 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

£544,000£833,500

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£725,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£785/mo
Cash on cash: -3.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - below 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 10033646604Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2400/mo (range 2150-2650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2400/mo (range 2150-2650)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£691,000

Rent Estimate (pcm)£2,400

Gross Yield3.97%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£198,000 (2020-09-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW6 5FZ

Approval Rate

-12mo

Development

low

26/2769
T1. Sycamore (Acer psuedoplatanus) Rear garden Large mature tree dominating rear garden and overhanging adjacent gardens. Snapped branches throughout canopy, and squirrel damage on new growth. Previously reduced 4 years ago. Reduce canopy to previous points of reduction (3m in height and 2m in lateral spread) to maintain cyclical pruning and improve light into surrounding areas.
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
26/07383/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

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-09-01
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 Density15,151 /km²

Owner Occupied23%

Age Distribution

0-15 19%16-64 72%65+ 9%

View Area Profile

Schools Nearby

St Augustine's Federated Schools: CE High School
0.1 mi
Good
St Augustines Federated Schools: CofE Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Mary's RC Primary School
0.2 mi
Inspected as St Mary's RC Primary School (URN 131418) on 11 Dec 2019
Naima Jewish Preparatory School
0.2 mi
Inspected by ISI

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

St. Davids House Tollgate Gardens
-
£700k
-
St. Davids House Tollgate Gardens
-
£700k
-
St. Davids House Tollgate Gardens
-
£715k
-
St. Davids House Tollgate Gardens
-
£679k
-

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