Sabie House, 121 Marsh Lane, London, NW7 4LG

UPRN:200079726Detached House6 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band HEPC: D (57)

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

Sabie House, 121 Marsh Lane, London, NW7 4LG

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£3,209,000

£2.89M - £3.53MMedium

Estimate

£3.21M

Range

£2.89M – £3.53M

Rent Estimate (pcm)

£12,950

£12k - £14k

Monthly

£12,950

Yield

6.76%

Verdict

Derived from HomePortfolio scores

Sabie House earns an INVESTIGATE rating with HP Score 79/100. Investment score 67/100 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

71/ 100

High

Transit & Bike

Transit 17Bike 48

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£2,299,999

At the asking price

Monthly rent£12,950/mo

Evidenced range £11,750-£14,100

Interest rate5.4%

Loan to value75%

Cash required: £881,050
Net cash flow: £1,203/mo
Cash on cash: 1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - clears 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£3,209,000

Rent Estimate (pcm)£12,950

Gross Yield6.76%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£3,300,000 (2023-03-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2NW7 4LG

Approval Rate

-12mo

Development

low

26/3908/192
Roof extension involving rear dormer window
Pending
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
26/3850/HSE
Part single, part two-storey rear extension. Alterations to the roof comprising the raising of the existing lower crown roof section and removal of the chimney. Installation of 3no. rear dormer windows, 1no. side, 1no. rear and 4no. front facing rooflights. Conversion of the garage to a habitable room, insertion of window to replace the existing garage door
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-03-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 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
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Courtland School
0.3 mi
Outstanding
Fairway Primary School and Children's Centre
0.5 mi
Good
Northway School
0.6 mi
Outstanding

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

View All Schools

Comparables

View All

121 Marsh Lane
-
£3.30M
-
Nairn House, 131 Marsh Lane
-
£3.50M
-
119 Marsh Lane
-
£2.00M
-
117 Marsh Lane
-
£3.40M
-

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