25 Hillview Gardens, London, NW4 2JJ
UPRN:200064227Terrace Property3 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band EEPC: C (70)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T12:02:36.902231+00:00)Planning· 3mo agoPlanning: stale, refreshed 3mo ago (2026-07-29T06:35:22.809549+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)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 refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-11T09:16:55.871173+00:00)
HP Score
74
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£679,000
£611k - £747kMedium
Estimate
£679k
Range
£611k – £747k
Rent Estimate (pcm)
£2,750
£3k - £3k
Monthly
£2,750
Yield
4.86%
Verdict
Derived from HomePortfolio scores
25 Hillview Gardens earns an INVESTIGATE rating with HP Score 74/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (71/100). 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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
74
HP Score
74/ 100
Mixed
64
Investment Score
64/ 100
Moderate
32
Crime Score
32/ 100
Moderate
71
Walkability
71/ 100
High
Transit & Bike
Transit 40Bike 64
Walk Score, out of 100
Valuation & Market
Sale Estimate£679,000
Rent Estimate (pcm)£2,750
Gross Yield4.86%
1y Growth-
3y Growth-3.3%
5y Growth+0.4%
10y Growth+1.1%
Last Sold Price£610,000 (2022-02-15)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
1NW4 2JJ
Approval Rate
-12mo
Development
low
- Pending26/3923/PNH2no. Single storey rear extensions with a proposed depth of 6.00 metres, maximum height of 4.00 metres and eaves height of 3.00 metres. Following demolition of the existing rear extension and patio.
- Pending26/3895/CONSubmission of details of condition 4 (Noise Assessment - Plant) pursuant to planning permission 25/3602/FUL dated 07/10/2025
- Pending26/3889/192Conversion of 2no. self-contained flats into a single dwellinghouse
Ownership
- Corporate Ownership47.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2022-02-15
- SourceLand Registry
Connectivity
Broadband (Standard)
6 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,239
Population Density9,928 /km²
Owner Occupied48%
Age Distribution
0-15 28%16-64 63%65+ 9%
Schools Nearby
- -Nancy Reuben Primary School0.1 mi
- Inspected by ISIHendon Preparatory School0.1 mi
- Saracens Bell Lane0.2 mi
Inspected as Bell Lane Primary School (URN 101259) on 13 Oct 2021
- Beth Jacob Grammar School for Girls0.2 miRequires improvement
4 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 1 Hillview Gardens-£710k-
- 23 Hillview Gardens-£821k-
- 41 Hillview Gardens-£940k-
- 37 Hillview Gardens-£690k-