Flat 5, Paragon Court, 129 Holders Hill Road, London, NW4 1LH

UPRN:200065560Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 5, Paragon Court, 129 Holders Hill Road, London, NW4 1LH

HP Score

/ 100

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

£683,000

£615k - £751kMedium

Estimate

£683k

Range

£615k – £751k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

3.06%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 80/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (66/100). 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

HP Score

80/ 100

Strong

Investment Score

71/ 100

High

Crime Score

11/ 100

Low

Walkability

66/ 100

Moderate

Transit & Bike

Transit 26Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -46.4% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200065560· as of 9 Oct 2026
Rental economics0/40
gross yield 3.1%; range width penalty ×0.81
- valuation_snapshotsrent estimate 2550/mo (range 2300-2800)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,474/mo, -97% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 117 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity12.9/15
202 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£750,000£1,150,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,000,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£1,610/mo
Cash on cash: -5.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.76 - 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_snapshotsestimate for 200065560Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2300-2800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2300-2800)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£683,000

Rent Estimate (pcm)£2,550

Gross Yield3.06%

1y Growth+4.2%

3y Growth-3.3%

5y Growth+0.4%

10y Growth+1.1%

Last Sold Price£585,000 (2013-02-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW4 1LH

Approval Rate

-12mo

Development

low

TPP/0697/26
1 x Holly (applicants ref. T519) - Fell to ground level. Standing in T3 of Tree Preservation Order. (exempt) 1 x Lime (applicants ref. T520) - Fell to ground level. Standing in T2 of Tree Preservation Order. (exempt) 2 x Sycamore (applicants ref. T550) - Fell to ground level. Standing in G9 of Tree Preservation Order. 1 x Sycamore (applicants ref. T545) - Fell to ground level. Standing in G8 of Tree Preservation Order.
Pending
26/3942/CON
Submission of details of condition 8 (details of privacy screens) pursuant to planning permission 17/4984/FUL dated 03/12/2018
Pending
26/3931/FUL
Conversion of the existing dwelling into 3no. self-contained flats including single storey side and rear extensions, first floor side extension following demolition of existing side extension. Replacement of the existing rear dormer window to the rear main roof and additional roof addition to the outrigger and 1no. rooflight to the front and 1no. rooflight to rear main roof. Associated refuse/recycling to front and cycle storage to rear
Pending

View Planning Timeline

Ownership

Corporate Ownership47.3%
Overseas OwnershipNo
Lease Term Remaining94 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-02-19
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 Density4,673 /km²

Owner Occupied75%

Age Distribution

0-15 19%16-64 54%65+ 27%

View Area Profile

Schools Nearby

Hasmonean High School for Boys
0.3 mi
Good
Finchley and Acton Yochien School
0.5 mi
Good
St Mary's CofE Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Kisharon School
0.6 mi
Good

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Paragon Court, 129 Holders Hill Road
-
£480k
-
Paragon Court, 129 Holders Hill Road
-
£485k
-
Paragon Court, 129 Holders Hill Road
-
£620k
-
Paragon Court, 129 Holders Hill Road
-
£595k
-

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