2 Cleveland Gardens, London, NW2 1DY

UPRN:200023975Semi-Detached House3 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£765,000

£727k - £803kHigh

Estimate

£765k

Range

£727k – £803k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.87%

Verdict

Derived from HomePortfolio scores

2 Cleveland Gardens earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (88/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 40Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +11.8% (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 200023975· as of 9 Oct 2026
Rental economics5.6/40
gross yield 5.9%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3300/mo (range 3000-3650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -552/mo, -17% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 523 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 30 Oct 2026
Risk & liquidity14.7/15
362 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,000-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: £6/mo
Cash on cash: 0.0%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - 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 200023975Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3300/mo (range 3000-3650)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 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 3300/mo (range 3000-3650)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 523 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. 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£765,000

Rent Estimate (pcm)£3,300

Gross Yield5.87%

1y Growth-11.4%

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

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

0NW2 1DY

Approval Rate

-12mo

Development

low

26/3937/PNH
Single storey rear extension with a proposed depth of 5.00 metres, maximum height of 3.00 metres and eaves height of 3.00 metres.
Pending
26/3928/192
Single storey rear extension following demolition of the existing conservatory. New front porch with pitched roof. Roof extension involving hip to gable, rear dormer window with juliette balcony, 1no. front facing rooflight and side gable windows
Pending
26/3870/192
Roof extension involving rear dormer window and 2no. front facing rooflights
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density4,899 /km²

Owner Occupied48%

Age Distribution

0-15 20%16-64 70%65+ 10%

View Area Profile

Schools Nearby

Wessex Gardens Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Claremont Primary School
0.3 mi
Good
Rimon Jewish Primary School
0.4 mi
Good
Peninim
0.4 mi
Good

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

View All Schools

Comparables

View All

44 Cleveland Gardens
-
£630k
-
32 Cleveland Gardens
-
£565k
-
34 Cleveland Gardens
-
£600k
-
20 Cleveland Gardens
-
£675k
-

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