28 Glenwood Road, London, NW7 4LJ

UPRN:200047982Semi-Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: D (64)

Data freshness:Price Paid· freshPlanning· 5mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 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

18 of 21 sources

Sale Estimate

£1,039,000

£987k - £1.09MHigh

Estimate

£1.04M

Range

£987k – £1.09M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.54%

Verdict

Derived from HomePortfolio scores

28 Glenwood Road earns an INVESTIGATE rating with HP Score 83/100. Investment score 69/100 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)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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 16Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 27 Oct 2026

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

Valuation edge-1.6/15
claims [AVM -13.1% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 200047982· as of 13 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.80
- valuation_snapshotsrent estimate 4450/mo (range 4000-4900)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,816/mo, -41% 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 27 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 27 Oct 2026
Risk & liquidity14.6/15
249 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

£881,000£1,351,000

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£1,175,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,000-£4,900

Interest rate5.4%

Loan to value75%

Cash required: £415,050
Net cash flow: -£885/mo
Cash on cash: -2.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 200047982Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4450/mo (range 4000-4900)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 27 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 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 4450/mo (range 4000-4900)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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£1,039,000

Rent Estimate (pcm)£4,450

Gross Yield4.54%

1y Growth+4.6%

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£1,025,000 (2024-09-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3NW7 4LJ

Approval Rate

100%12mo

Development

low

26/3908/192
Roof extension involving rear dormer window
Pending
26/3909/HSE
Single storey side/rear extension with associated garden steps. Part single, part two storey side extension following demolition of the existing garage. New front porch
Pending
26/3850/HSE
Part single, part two-storey rear extension. Alterations to the roof comprising the raising of the existing lower crown roof section and removal of the chimney. Installation of 3no. rear dormer windows, 1no. side, 1no. rear and 4no. front facing rooflights. Conversion of the garage to a habitable room, insertion of window to replace the existing garage door
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2024-09-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density497 /km²

Owner Occupied70%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Courtland School
0.1 mi
Outstanding
Mill Hill County High School
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Fairway Primary School and Children's Centre
0.3 mi
Good
Northway School
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

2 Glenwood Road
-
£955k
-
28 Glenwood Road
-
£1.02M
-
32 Glenwood Road
-
£1.05M
-
12 Glenwood Road
-
£915k
-

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