Flat 10, Crossbill Apartments, 452 Finchley Road, London, NW11 8DG

UPRN:10093994097Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (82)

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

Flat 10, Crossbill Apartments, 452 Finchley Road, London, NW11 8DG

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,085,000

£1.03M - £1.14MHigh

Estimate

£1.08M

Range

£1.03M – £1.14M

Rent Estimate (pcm)

£3,850

£3k - £4k

Monthly

£3,850

Yield

3.70%

Verdict

Derived from HomePortfolio scores

Flat 10 earns an INVESTIGATE rating with HP Score 84/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (95/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

80/ 100

High

Crime Score

28/ 100

Moderate

Walkability

95/ 100

Excellent

Transit & Bike

Transit 47Bike 59

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 15% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£1,250,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,400-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,553/mo
Cash on cash: -4.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - below 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£1,085,000

Rent Estimate (pcm)£3,850

Gross Yield3.70%

1y Growth-

3y Growth+2.2%

5y Growth+0.5%

10y Growth+1.0%

Last Sold Price£905,000 (2022-07-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0NW11 8DG

Approval Rate

-12mo

Development

low

26/4029/S73
Variation of condition 1 (Approved plans) of planning permission reference 25/4912/HSE dated 02/02/2026 for Single storey rear extension with 1no. rooflight. Alterations to roof above kitchen. External level drop down with new steps. New terrace area with new garden retaining wall. Variation to include altering size of door opening
Pending
26/4010/PNH
Single storey rear extension with a proposed depth of 6.0 metres, maximum height of 3.0 metres and eaves height of 3.0 metres
Pending
26/4012/HSE
Two storey side and rear extension. New front porch
Pending

View Planning Timeline

Ownership

Corporate Ownership47.4%
Overseas OwnershipNo
Lease Term Remaining242 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2022-07-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density13,422 /km²

Owner Occupied42%

Age Distribution

0-15 16%16-64 74%65+ 10%

View Area Profile

Schools Nearby

All Saints' CofE Primary School NW2
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Rimon Jewish Primary School
0.4 mi
Good
Childs Hill Primary School
0.4 mi
Good
St Luke's Church of England School
0.4 mi
Good

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

View All Schools

Comparables

View All

452 Finchley Road
-
£905k
-
452 Finchley Road
-
£905k
-
452 Finchley Road
-
£900k
-
452 Finchley Road
-
£1.26M
-

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