9 Russell Grove, London, NW7 3QU

UPRN:200100299Detached Property6 bedsBuilt 1930-1949

Tenure: -Council Tax: Band GEPC: D (65)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£2,030,000

£1.83M - £2.23MMedium

Estimate

£2.03M

Range

£1.83M – £2.23M

Rent Estimate (pcm)

£8,200

£7k - £9k

Monthly

£8,200

Yield

5.32%

Verdict

Derived from HomePortfolio scores

9 Russell Grove earns an INVESTIGATE rating with HP Score 70/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

70/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 43Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 4 bedrooms but the valuation snapshot describes 6 - the UPRN's evidence is for a different home

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£1,850,000

At the asking price

Monthly rent£8,200/mo

Evidenced range £7,400-£8,950

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£567/mo
Cash on cash: -1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - 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£2,030,000

Rent Estimate (pcm)£8,200

Gross Yield5.32%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW7 3QU

Approval Rate

-12mo

Development

low

26/3996/192
Erection of 2no. rear outbuildings
Pending
26/3941/HSE
Part single, part two storey rear extension with enlargement of the patio area following demolition of the conservatory
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

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density4,813 /km²

Owner Occupied49%

Age Distribution

0-15 20%16-64 68%65+ 12%

View Area Profile

Schools Nearby

Mathilda Marks-Kennedy Jewish Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Martin's School
0.3 mi
Inspected by ISI
Courtland School
0.5 mi
Outstanding
Deansbrook Infant School
0.6 mi
Good

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

View All Schools

Comparables

View All

11 Russell Grove
-
£1.30M
-
1 Russell Grove
-
£1.08M
-
15 Russell Grove
-
£825k
-
1 Russell Grove
-
£690k
-

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