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Flat 5, Hocroft Court, Hendon Way, London, NW2 2LU

UPRN:200059246Purpose Built Flat2 bedsBuilt 1930-1949
LeaseholdCouncil Tax: -EPC: D (67)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-09-24T04:00:02.416235+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T12:02:36.902231+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:03:16.493814+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T11:01:00.042912+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)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Flat 5, Hocroft Court, Hendon Way, London, NW2 2LU

HP Score

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

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£503,000
£478k - £528kHigh
Estimate
£503k
Range
£478k – £528k
Rent Estimate (pcm)
£1,850
£2k - £2k
Monthly
£1,850
Yield
4.41%

Verdict

Derived from HomePortfolio scores

Flat 5 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£503,000
Rent Estimate (pcm)£1,850
Gross Yield4.41%
1y Growth-
3y Growth-1.3%
5y Growth-0.9%
10y Growth+0.3%
Last Sold Price£315,000 (2010-08-31)
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
  • 2026/4782/P
    Erection of a hip-to-gable roof extension, including a full-width rear dormer extension to the main roof, a dormer roof extension with associated roof terrace to the annex wing and installation of 3 x rooflights to the front elevation.
    Pending
  • 2026/4786/T
    REAR GARDEN: 1 x Eucalyptus (T1) - Crown thin by 10%. 1 x Eucalyptus (T2) - Crown reduce overextended growth towards the south by 3m on the primary stem only. Crown reduce remaining height and spread back to the previous reduction points (approx. 2m height and 1.8m spread) leaving furnishing growth where possible. 9 x Olive (G1) - Crown reduce height by approx. 20% (1.5m). Crown reduce any unruly spread to balance (approx. 1m). Crown thin by 20%.
    Pending
  • 26/3885/192
    Roof extension involving rear dormer window and 1no. front, side and rear facing rooflight
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership59.1%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2010-08-31
  • 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 Density-
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
    -