1C The Brookdales, Bridge Lane, London, NW11 9JU

UPRN:10096465252Terrace Property3 bedsBuilt 2023

LeaseholdCouncil Tax: -EPC: B (81)

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

1C The Brookdales, Bridge Lane, London, NW11 9JU

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£729,000

£693k - £766kHigh

Estimate

£729k

Range

£693k – £766k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

8.91%

Verdict

Derived from HomePortfolio scores

1C The Brookdales earns an INVESTIGATE rating with HP Score 82/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (77/100). 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

82/ 100

Strong

Investment Score

78/ 100

High

Crime Score

19/ 100

Moderate

Walkability

77/ 100

High

Transit & Bike

Transit 28Bike 61

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 52% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£350,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £619/mo
Cash on cash: 6.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.20 - 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£729,000

Rent Estimate (pcm)£2,600

Gross Yield8.91%

1y Growth-3.2%

3y Growth+2.2%

5y Growth+0.5%

10y Growth+1.0%

Last Sold Price£775,000 (2025-01-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0NW11 9JU

Approval Rate

-12mo

Development

low

26/3961/192
Use of a (Class C3a) dwelling as a children's home for up to three children, with three carers on site at any given time (three overnight) working on a rota basis, and a manager who visits on weekdays (C2)
Pending
TCP/0682/26
1 x Mature Holly (applicants ref. T1) - Approximately 6.00m. Fell to ground level. 1 x Mature Buxus (applicants ref. T2) - Approximately 4.00m. Fell to ground level. 1 x Mature Yew (applicants ref. T3) - Approximately 7.00m. Reduce lateral and su lateral growth back to clear the building by a minimum of 1.25m to control encroachment.
Pending
26/3925/CON
Submission of details of condition 6 (Refuse and Recycling) 10 (Cycle Parking and Storage) 15 (Pre-completion Sound Insulation Test Certificates) pursuant to planning permission 23/3530/S73 dated 09/01/2024 CONDITION 6: BIN STORE CONDITION 10: CYCLE STORE CODNITION 15: PRE-COMPLETION SOUND INSULATION TEST CERTS (COMPLIANCE)
Pending

View Planning Timeline

Ownership

Corporate Ownership47.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-01-27
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 Density8,509 /km²

Owner Occupied42%

Age Distribution

0-15 28%16-64 60%65+ 12%

View Area Profile

Schools Nearby

Independent Jewish Day School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Saracens Bell Lane
0.2 mi
Inspected as Bell Lane Primary School (URN 101259) on 13 Oct 2021
Ateres Beis Yaakov
0.3 mi
Good
Talmud Torah Tiferes Shlomo
0.3 mi
Requires improvement

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

View All Schools

Comparables

View All

The Brookdales Bridge Lane
-
£450k
-
The Brookdales Bridge Lane
-
£480k
-
The Brookdales Bridge Lane
-
£600k
-
The Brookdales Bridge Lane
-
£775k
-

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