3 Sandbrook Close, London, NW7 3PF

UPRN:200111268Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band FEPC: C (70)

Data freshness:Listing· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo 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

17 of 21 sources

Sale Estimate

£1,198,000

£1.08M - £1.32MMedium

Estimate

£1.20M

Range

£1.08M – £1.32M

Rent Estimate (pcm)

£4,850

£4k - £5k

Monthly

£4,850

Yield

5.06%

Verdict

Derived from HomePortfolio scores

3 Sandbrook Close earns an INVESTIGATE rating with HP Score 83/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (80/100). 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)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

83/ 100

Strong

Investment Score

71/ 100

High

Crime Score

13/ 100

Low

Walkability

80/ 100

High

Transit & Bike

Transit 44Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

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

Valuation edge0/15
claims [AVM +4.0% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200111268· as of 9 Oct 2026
Rental economics0.4/40
gross yield 5.1%; range width penalty ×0.81
- valuation_snapshotsrent estimate 4850/mo (range 4350-5300)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,417/mo, -29% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 149 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 & liquidity12.8/15
249 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

£862,500£1,322,500

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£1,150,000

At the asking price

Monthly rent£4,850/mo

Evidenced range £4,350-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£524/mo
Cash on cash: -1.6%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 200111268Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4850/mo (range 4350-5300)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
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 4850/mo (range 4350-5300)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 149 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£1,198,000

Rent Estimate (pcm)£4,850

Gross Yield5.06%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NW7 3PF

Approval Rate

-12mo

Development

low

26/3946/HSE
Single storey front porch extension with pitched roof
Pending
26/3941/HSE
Part single, part two storey rear extension with enlargement of the patio area following demolition of the conservatory
Pending
26/3914/192
Single storey rear extension with 1no. roof lantern. New front porch. Erection of a rear outbuilding
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
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 Density6,445 /km²

Owner Occupied64%

Age Distribution

0-15 23%16-64 62%65+ 15%

View Area Profile

Schools Nearby

The Annunciation RC Junior School
0.1 mi
OutstandingImproving
Deansbrook Infant School
0.2 mi
Good
Deansbrook Junior School
0.2 mi
Good
Mathilda Marks-Kennedy Jewish Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

5 Sandbrook Close
-
£1.06M
-
4 Sandbrook Close
-
£1.20M
-
6 Sandbrook Close
-
£830k
-
7 Sandbrook Close
-
£855k
-

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