32 Hocroft Road, London, NW2 2BL

UPRN:200064402Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band HEPC: D (56)

Data freshness:Price Paid· freshPlanning· 4mo 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

£4,652,000

£4.42M - £4.88MHigh

Estimate

£4.65M

Range

£4.42M – £4.88M

Rent Estimate (pcm)

£17,450

£16k - £19k

Monthly

£17,450

Yield

4.99%

Verdict

Derived from HomePortfolio scores

32 Hocroft Road earns an INVESTIGATE rating with HP Score 81/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (79/100). 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

81/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

79/ 100

High

Transit & Bike

Transit 57Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£4,200,000

At the asking price

Monthly rent£17,450/mo

Evidenced range £15,800-£19,100

Interest rate5.4%

Loan to value75%

Cash required: £1,679,050
Net cash flow: -£2,094/mo
Cash on cash: -1.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£4,652,000

Rent Estimate (pcm)£17,450

Gross Yield4.99%

1y Growth-

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£860,000 (1998-01-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW2 2BL

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
2026/4737/P
Non-material amendment to planning permission 2025/4629/P dated 17/12/2025 (Erection of a single storey rear and side extension), namely to insert a rooflight above the roof of the approved extension and remove a chimney stack above the existing two-storey rear wing.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-01-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 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
0.2 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
0.3 mi
GoodConcerns

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

View All Schools

Comparables

View All

10 Hocroft Road
-
£2.60M
-
16 Hocroft Road
-
£2.13M
-
36 Hocroft Road
-
£3.25M
-
40 Hocroft Road
-
£1.75M
-

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