4 Hendon Park Cottages, Highwood Hill, London, NW7 4HE

UPRN:200063349Bungalow Property1 bedsBuilt before 1900

FreeholdCouncil Tax: Band DEPC: D (65)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

4 Hendon Park Cottages, Highwood Hill, London, NW7 4HE

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£485,000

£388k - £582kLow

Estimate

£485k

Range

£388k – £582k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

4.93%

Verdict

Derived from HomePortfolio scores

4 Hendon Park Cottages earns an INVESTIGATE rating with HP Score 67/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (19/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

19/ 100

Low

Transit & Bike

Transit 14Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.9%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1950/mo (range 1800-2100)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -701/mo, -36% 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
Risk & liquidity9.2/15
249 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£475,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: -£253/mo
Cash on cash: -1.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.22 - 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_snapshotsrent estimate 1950/mo (range 1800-2100)Rental economics · as of 13 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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1950/mo (range 1800-2100)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£485,000

Rent Estimate (pcm)£1,950

Gross Yield4.93%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£197,500 (2001-09-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW7 4HE

Approval Rate

-12mo

Development

low

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
26/3908/192
Roof extension involving rear dormer window
Pending
TCP/0677/26
1 x Poplar (applicants ref. T1) - Dismantle snapped out stems as per photo. 2 x Holly (applicants ref. T2, T3) - Fell to as close to ground level as possible.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2001-09-17
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 Occupied70%

Age Distribution

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

View Area Profile

Schools Nearby

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

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 Hendon Park Cottages
-
£490k
-
1 Hendon Park Cottages
-
£525k
-
4 Hendon Park Cottages
-
£198k
-
4 Hendon Park Cottages
-
£90k
-

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