2 Crosslands Avenue, London, W5 3QH

UPRN:12090427Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

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

£1,814,000

£1.63M - £2.00MMedium

Estimate

£1.81M

Range

£1.63M – £2.00M

Rent Estimate (pcm)

£5,750

£5k - £6k

Monthly

£5,750

Yield

10.62%

Verdict

Derived from HomePortfolio scores

2 Crosslands Avenue earns an INVESTIGATE rating with HP Score 71/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (59/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

35/ 100

Elevated

Walkability

59/ 100

Moderate

Transit & Bike

Transit 33Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£650,000

At the asking price

Monthly rent£5,750/mo

Evidenced range £5,050-£6,450

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £1,787/mo
Cash on cash: 9.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.62 - 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£1,814,000

Rent Estimate (pcm)£5,750

Gross Yield10.62%

1y Growth+10.5%

3y Growth+2.9%

5y Growth+1.7%

10y Growth+0.7%

Last Sold Price£1,625,000 (2024-10-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5W5 3QH

Approval Rate

100%12mo

Development

low

263912FUL
Two storey side extension and rear roof extension; Ground floor rear extension, to create 3 existing dwelling into 3 separate flats
Pending
263852PTC
T2 Ash - Fell to ground level and poison the resulting stump.
Pending
P/2026/2947
Erection of a single storey ground rear infill extension and one roof window to existing roof and replacement of front door to the house.
Pending

View Planning Timeline