Flat 8, Arrandene House, 2 Royal Engineers Way, London, NW7 1PQ
UPRN:10093230560Purpose Built Flat2 bedsBuilt -
LeaseholdCouncil Tax: Band EEPC: B (87)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:12:13.917652+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T17:47:47.196028+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-11T09:43:47.274843+00:00)
HP Score
59
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£544,000
£517k - £571kHigh
Estimate
£544k
Range
£517k – £571k
Rent Estimate (pcm)
£2,350
£2k - £3k
Monthly
£2,350
Yield
5.18%
Verdict
Derived from HomePortfolio scores
Flat 8 earns an INVESTIGATE rating with HP Score 59/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (51/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
59
HP Score
59/ 100
Mixed
63
Investment Score
63/ 100
Moderate
69
Crime Score
69/ 100
Elevated
51
Walkability
51/ 100
Moderate
Transit & Bike
Transit 46Bike 48
Walk Score, out of 100
Valuation & Market
Sale Estimate£544,000
Rent Estimate (pcm)£2,350
Gross Yield5.18%
1y Growth-
3y Growth+1.4%
5y Growth+1.9%
10y Growth+1.2%
Last Sold Price£499,950 (2015-12-22)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0NW7 1PQ
Approval Rate
-12mo
Development
low
- Pending26/4129/192Roof extension involving hip to gable, rear dormer window and 2no front facing rooflights
- Pending26/4102/FULSubdivision of the existing ground floor flat into 2no. self-contained flats including new side entrance door. Associated internal alterations.
- Pending26/4083/192Single storey rear extension
Ownership
- Corporate Ownership44.9%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2015-12-22
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,239
Population Density-
Owner Occupied46%
Age Distribution
0-15 21%16-64 67%65+ 12%
Schools Nearby
- Millbrook Park Primary School0.1 miGood
- -Frith Manor Primary School0.4 mi
- St Mary's CofE Primary School0.7 miReport card2026
Ofsted no longer awards a single overall grade.
- Dollis Primary School0.7 mi
Inspected as Dollis Primary School (URN 101275) on 26 Sep 2023
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Arrandene House, 2 Royal Engineers Way-£540k-
- Arrandene House, 2 Royal Engineers Way-£485k-
- Arrandene House, 2 Royal Engineers Way-£330k-
- Arrandene House, 2 Royal Engineers Way-£360k-