Flat 1, Pandorea House, 35 Lismore Boulevard, London, NW9 4DL

UPRN:10093301822Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band CEPC: B (82)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Flat 1, Pandorea House, 35 Lismore Boulevard, London, NW9 4DL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£366,000

£330k - £403kMedium

Estimate

£366k

Range

£330k – £403k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

5.55%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 74/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (46/100). 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

HP Score

74/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

18/ 100

Moderate

Walkability

46/ 100

Mixed

Transit & Bike

Transit 51Bike 47

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£400,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£69/mo
Cash on cash: -0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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£366,000

Rent Estimate (pcm)£1,850

Gross Yield5.55%

1y Growth-

3y Growth-4.0%

5y Growth-1.2%

10y Growth+0.7%

Last Sold Price£356,400 (2018-11-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW9 4DL

Approval Rate

-12mo

Development

low

26/4002/192
Erection of a new rear outbuilding following demolition of the existing
Pending
26/3956/ADV
Installation of 1no. externally illuminated fascia sign (Part retrospective)
Pending
26/3905/ADV
Installation of internally illuminated suspended entrance sign
Pending

View Planning Timeline

Ownership

Corporate Ownership34.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-11-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

30 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density9,098 /km²

Owner Occupied50%

Age Distribution

0-15 17%16-64 78%65+ 5%

View Area Profile

Schools Nearby

North London Grammar School
0.3 mi
Inspected by ISI
Colindale Primary School
0.3 mi
Good
Saracens High School
0.5 mi
Good
St James' Catholic High School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Pandorea House, 35 Lismore Boulevard
-
£645k
-
Pandorea House, 35 Lismore Boulevard
-
£695k
-
Pandorea House, 35 Lismore Boulevard
-
£528k
-
Pandorea House, 35 Lismore Boulevard
-
£675k
-

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