1 Minnow Apartments, Sherwood Close, London, W13 9FQ

UPRN:12205437Flat/MaisonetteBeds -Built 2022

Tenure: -Council Tax: Band EEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

1 Minnow Apartments, Sherwood Close, London, W13 9FQ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£379,000

£341k - £416kMedium

Estimate

£379k

Range

£341k – £416k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

3.41%

Verdict

Derived from HomePortfolio scores

1 Minnow Apartments earns an INVESTIGATE rating with HP Score 64/100. Investment score 79/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (77/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Defra 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

64/ 100

Mixed

Investment Score

79/ 100

High

Crime Score

83/ 100

Elevated

Walkability

77/ 100

High

Transit & Bike

Transit 51Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -34.6% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12205437· as of 9 Oct 2026
Rental economics0/40
gross yield 3.4%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1350-1600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,331/mo, -92% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 29 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 29 Oct 2026
Risk & liquidity12.9/15
248 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£382,500£586,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£510,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £169,800
Net cash flow: -£717/mo
Cash on cash: -5.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.84 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 12205437Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1600)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1350-1600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 41 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£379,000

Rent Estimate (pcm)£1,450

Gross Yield3.41%

1y Growth-

3y Growth-2.8%

5y Growth+0.6%

10y Growth+1.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W13 9FQ

Approval Rate

-12mo

Development

low

263841CPE
Retrospective application for removal of 1 rooflight and relocation of 2 rooflights to front roofslope; removal of rear chimney; removal of 2 windows at side ground floor level (Lawful Development Certificate for an Existing Development)
Pending
263767NMA
Application for a Non-Material Amendment in (S96a) seeking to allow to amend the description in relation to planning permission reference 254723FUL dated 26/06/2026 for: Demolition of existing building and erection of a 6-storey mixed-use building comprising of commercial (Class E) accommodation at ground floor and HMO (Sui Generis) accommodation (129 HMO rooms) at ground and upper floors with associated communal areas
Pending
263668PTT
T1 Robinia - reduce by 2 metres and reshape T2 dead prunus - fell T3 Hornbeam - reduce by 3 metres and reshape T4 willow - reduce to last pruning points T5 dead laburnum - fell T6 and T7 Poplars reduce to previous pruning points T8 small sycamore with dieback - remove T9 ash with dieback - reduce by 6 metres - remove remaining dead branches T10 maple on lawn - thin by 30% T11 large poplar - reduce to last pruning points
Pending

View Planning Timeline