Old Forge Cottage, Holcombe Hill, London, NW7 4ES
UPRN:200064589Semi-Detached House2 bedsBuilt before 1900
FreeholdCouncil Tax: Band FEPC: E (39)
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 (2026-07-31T06:33:22.880836+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 (2026-07-11T09:47:45.657377+00:00)
HP Score
72
/ 100
Mixed
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£689,000
£620k - £758kMedium
Estimate
£689k
Range
£620k – £758k
Rent Estimate (pcm)
£2,950
£3k - £3k
Monthly
£2,950
Yield
5.14%
Verdict
Derived from HomePortfolio scores
Old Forge Cottage earns an INVESTIGATE rating with HP Score 72/100. Investment score 56/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (40/100). 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
72
HP Score
72/ 100
Mixed
56
Investment Score
56/ 100
Moderate
8
Crime Score
8/ 100
Low
40
Walkability
40/ 100
Mixed
Transit & Bike
Transit 23Bike 38
Walk Score, out of 100
Valuation & Market
Sale Estimate£689,000
Rent Estimate (pcm)£2,950
Gross Yield5.14%
1y Growth-
3y Growth+1.4%
5y Growth+1.9%
10y Growth+1.2%
Last Sold Price£415,000 (2013-12-19)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW7 4ES
Approval Rate
-12mo
Development
low
- Pending26/3908/192Roof extension involving rear dormer window
- Pending26/3909/HSESingle storey side/rear extension with associated garden steps. Part single, part two storey side extension following demolition of the existing garage. New front porch
- PendingTCP/0677/261 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.
Ownership
- Corporate Ownership45.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2013-12-19
- SourceLand Registry
Connectivity
Broadband (Standard)
13 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,239
Population Density1,476 /km²
Owner Occupied71%
Age Distribution
0-15 19%16-64 56%65+ 25%
Schools Nearby
- St Paul's CofE Primary School NW70.4 miGoodConcerns
- Mill Hill County High School0.5 miReport card2025
Ofsted no longer awards a single overall grade.
- Inspected by ISIMill Hill Schools0.6 mi
- Inspected by ISIGoodwyn School0.6 mi
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 2 Holcombe Hill-£400k-
- Old Forge Cottage Holcombe Hill-£415k-
- Holcombe Cottage Holcombe Hill-£720k-
- Two Roofs Holcombe Hill-£440k-