18 Brookland Rise, London, NW11 6DP

UPRN:200016199Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: E (53)

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

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,111,000

£1.05M - £1.17MHigh

Estimate

£1.11M

Range

£1.05M – £1.17M

Rent Estimate (pcm)

£4,650

£4k - £5k

Monthly

£4,650

Yield

6.38%

Verdict

Derived from HomePortfolio scores

18 Brookland Rise earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (69/100). 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)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

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

69/ 100

Moderate

Transit & Bike

Transit 46Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 21% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +21.2% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200016199· as of 9 Oct 2026
Rental economics9/40
gross yield 6.4%; range width penalty ×0.81; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4650/mo (range 4200-5100)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -404/mo, -9% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 220 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 3 Nov 2026
Risk & liquidity14.6/15
178 sales/12mo in area; valuation range width 10%
- 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

£656,000£1,006,000

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£875,000

At the asking price

Monthly rent£4,650/mo

Evidenced range £4,200-£5,100

Interest rate5.4%

Loan to value75%

Cash required: £297,550
Net cash flow: £266/mo
Cash on cash: 1.1%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - clears 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 200016199Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4650/mo (range 4200-5100)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 4650/mo (range 4200-5100)
Rental economics needs verification before you rely on it
sale estimate 21% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£1,111,000

Rent Estimate (pcm)£4,650

Gross Yield6.38%

1y Growth+18.3%

3y Growth+2.2%

5y Growth+0.5%

10y Growth+1.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW11 6DP

Approval Rate

-12mo

Development

low

TCP/0708/26
1 x Cedrus Deodara (applicants ref. T1) - Remove the tree, cut it down to ground level and grind out the stump.
Pending
TPP/0702/26
1 x Mature Birch (applicants ref. T4) - Remove the tree to ground level and grind out the stump. Standing in Group G4 of Tree Preservation Order. 1 x Mature Birch (applicants ref. T5) - Remove deadwood to encourage fresh growth, and tip-prune the lateral branch growing across the garden by 1m. Make all cuts at convenient growth points. Standing in Group G4 of Tree Preservation Order.
Pending
TCP/0707/26
1 x Oak (applicants ref. 007) - Reduce lateral branches overhanging site by 2-3m to suitable growth points, remove deadwood 25mm and greater in diameter within falling distance of site.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.4%
Overseas OwnershipNo
Lease Term Remaining881 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density3,959 /km²

Owner Occupied79%

Age Distribution

0-15 22%16-64 59%65+ 19%

View Area Profile

Schools Nearby

Brookland Junior School
0.2 mi
Good
Brookland Infant and Nursery School
0.2 mi
Good
Christ's College Finchley
0.2 mi
Inspected as Christ's College Finchley (URN 101350) on 16 Sep 2010
Garden Suburb Infant School
0.4 mi
Good

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Brookland Rise
-
£1.42M
-
20 Brookland Rise
-
£1.20M
-
28 Brookland Rise
-
£1.36M
-
14 Brookland Rise
-
£835k
-

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