9 Reddings Close, London, NW7 4JL

UPRN:200097406Detached House3 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band FEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· freshRisk· 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

19 of 21 sources

Sale Estimate

£2,160,000

£2.05M - £2.27MHigh

Estimate

£2.16M

Range

£2.05M – £2.27M

Rent Estimate (pcm)

£8,700

£8k - £10k

Monthly

£8,700

Yield

4.26%

Verdict

Derived from HomePortfolio scores

9 Reddings Close earns an INVESTIGATE rating with HP Score 77/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (55/100). 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

77/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

55/ 100

Moderate

Transit & Bike

Transit 24Bike 44

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£2,450,000

At the asking price

Monthly rent£8,700/mo

Evidenced range £7,900-£9,500

Interest rate5.4%

Loan to value75%

Cash required: £944,050
Net cash flow: -£2,246/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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£2,160,000

Rent Estimate (pcm)£8,700

Gross Yield4.26%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£999,000 (2015-07-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NW7 4JL

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
26/3869/FUL
Additional storey at second floor level to provide 3no. additional self-contained flats (Use Class C3) Associated refuse/recycling and cycle storage
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-07-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied71%

Age Distribution

0-15 19%16-64 56%65+ 25%

View Area Profile

Schools Nearby

Mill Hill County High School
0.5 mi
Report card2025
Ofsted no longer awards a single overall grade.
Goodwyn School
0.5 mi
Inspected by ISI
Courtland School
0.5 mi
Outstanding
St Martin's School
0.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

15 Reddings Close
-
£950k
-
7 Reddings Close
-
£875k
-
14 Reddings Close
-
£1.03M
-
2 Reddings Close
-
£1.34M
-

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