Holwood House, Nan Clarks Lane, London, NW7 4HH

UPRN:200083758Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band HEPC: A (92)

Data freshness:Listing· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Holwood House, Nan Clarks Lane, London, NW7 4HH

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£4,389,000

£3.95M - £4.83MMedium

Estimate

£4.39M

Range

£3.95M – £4.83M

Rent Estimate (pcm)

£17,700

£16k - £19k

Monthly

£17,700

Yield

1.77%

Verdict

Derived from HomePortfolio scores

Holwood House earns an INVESTIGATE rating with HP Score 67/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (17/100). 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

HP Score

67/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

17/ 100

Low

Transit & Bike

Transit 8Bike 26

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£12,000,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£12,000,000

At the asking price

Monthly rent£17,700/mo

Evidenced range £16,150-£19,200

Interest rate5.4%

Loan to value75%

Cash required: £4,955,050
Net cash flow: -£28,246/mo
Cash on cash: -6.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.44 - 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£4,389,000

Rent Estimate (pcm)£17,700

Gross Yield1.77%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£4,500,000 (2022-12-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

6NW7 4HH

Approval Rate

-12mo

Development

low

26/4003/192
Roof extension involving hip to gable, rear dormer window with juliette balcony and 2no. front facing rooflights
Pending
26/3996/192
Erection of 2no. rear outbuildings
Pending
26/3954/HSE
Part single rear, part two storey side extension following demolition of the existing side garage and conservatory
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2022-12-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density497 /km²

Owner Occupied70%

Age Distribution

0-15 21%16-64 65%65+ 14%

View Area Profile

Schools Nearby

Mill Hill County High School
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
Courtland School
0.5 mi
Outstanding
Fairway Primary School and Children's Centre
0.7 mi
Good
Northway School
0.8 mi
Outstanding

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Orchard End Nan Clarks Lane
-
£3.50M
-
Holwood House Nan Clarks Lane
-
£4.50M
-
Oriol House Nan Clarks Lane
-
£5.20M
-
Mote Farm Nan Clarks Lane
-
£1.32M
-

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