Apartment 16, Lichfield House, London, NW6 5GA

UPRN:10033646638Purpose Built Flat4 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (87)

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

Apartment 16, Lichfield House, London, NW6 5GA

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,095,000

£986k - £1.21MMedium

Estimate

£1.09M

Range

£986k – £1.21M

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

4.45%

Verdict

Derived from HomePortfolio scores

Apartment 16 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 NationsMarket 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

50/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 95Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 +6.4% (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 13 Oct 2026
- valuation_snapshotsestimate for 10033646638· as of 13 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.73
- valuation_snapshotsrent estimate 3800/mo (range 3350-4250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,151/mo, -57% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 57 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 11 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

£769,000£1,179,000

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£1,025,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,350-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £355,050
Net cash flow: -£829/mo
Cash on cash: -2.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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 10033646638Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3350-4250)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 3800/mo (range 3350-4250)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 57 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,095,000

Rent Estimate (pcm)£3,800

Gross Yield4.45%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£1,130,000 (2021-06-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW6 5GA

Approval Rate

-12mo

Development

low

26/07553/FULL
Construction of a rear roof dormer extension to the existing top-floor flat, including associated roof alterations, installation of rooflights and new rear windows.
Pending
26/07524/TPO
T1) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width T2) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width T3) lime - Reduce crown by 30% back previous growth points, leaving furnishing grove, 2.5 m of hight and 2m width
Pending
2026/4897/T
FRONT GARDEN: 1 x Pittosporum sp. (T1) - Fell to ground level. 1 x Fig (T2) - Fell to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.7%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-06-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

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
0.1 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

Lichfield House Tollgate Gardens
-
£495k
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Lichfield House Tollgate Gardens
-
£429k
-
Lichfield House Tollgate Gardens
-
£460k
-
Lichfield House Tollgate Gardens
-
£970k
-

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