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Flat 1, Hocroft Court, Hendon Way, London, NW2 2LU

UPRN:200059233Purpose Built Flat2 bedsBuilt 1900-1929
LeaseholdCouncil Tax: -EPC: D (65)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:03:16.493814+00:00)Ownership· freshOwnership: fresh, refreshed 2d ago (2026-11-06T18:05:18.036825+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 3d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 1, Hocroft Court, Hendon Way, London, NW2 2LU

HP Score

Strong
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£502,000
£477k - £527kHigh
Estimate
£502k
Range
£477k – £527k
Rent Estimate (pcm)
£1,850
£2k - £2k
Monthly
£1,850
Yield
4.42%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 83/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
83/ 100
Strong
Investment Score
67/ 100
Moderate
Crime Score
14/ 100
Low
Walkability
87/ 100
Excellent
Transit & Bike
Transit 54Bike 57
Walk Score, out of 100

Valuation & Market

Sale Estimate£502,000
Rent Estimate (pcm)£1,850
Gross Yield4.42%
1y Growth-
3y Growth-1.3%
5y Growth-0.9%
10y Growth+0.3%
Last Sold Price£107,900 (1998-03-27)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0NW2 2LU
Approval Rate
-12mo
Development
low
  • 26/4005/192
    Roof extension involving hip to gable, rear dormer window with juliette balcony and 4no. front facing rooflights. Erection of a rear outbuilding
    Pending
  • 26/4012/HSE
    Two storey side and rear extension. New front porch
    Pending
  • 2026/4900/T
    FRONT GARDEN: 1 x Birch (T1) - Reduce overall crown by 1.5m - 2.5m. 1 x Bay (T2) - Trim overall crown up to 1m to shape. 1 x Holly (T4) - Reduce height by 2m. REAR GARDEN: 1 x Cedar (T3) - Prune lateral growth over access road by up to 2m.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership59.1%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change1998-03-27
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
13 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239
Population Density3,954 /km²
Owner Occupied58%
Age Distribution
0-15 17%16-64 67%65+ 16%
View Area Profile

Schools Nearby

  • Childs Hill Primary School
    0.1 mi
    Good
  • All Saints' CofE Primary School NW2
    0.2 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • St Agnes' Catholic Primary School
    0.3 mi
    Outstanding
  • Hampstead School
    0.4 mi
    GoodConcerns

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

View All Schools

Comparables

View All
  • Hocroft Court Hendon Way
    -
    £548k
    -
  • Hocroft Court Hendon Way
    -
    £450k
    -
  • Hocroft Court Hendon Way
    -
    £395k
    -
  • Hocroft Court Hendon Way
    -
    £500k
    -