Flat 12, Edinburgh House, Tenterden Grove, London, NW4 1TL

UPRN:200113684Flat/Maisonette2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 12, Edinburgh House, Tenterden Grove, London, NW4 1TL

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£505,000

£480k - £530kHigh

Estimate

£505k

Range

£480k – £530k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

5.36%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 79/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 39Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.8% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200113684· as of 9 Oct 2026
Rental economics0/40
gross yield 4.8% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1700/mo (tenanted)· as of 3 Nov 2026
Stress margin0/30
stressed cash flow -673/mo, -40% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 435 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 & liquidity14.7/15
202 sales/12mo in area; valuation range width 10%
- 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,700-£2,100

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: -£119/mo
Cash on cash: -1.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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 200113684Valuation edge · as of 9 Oct 2026
listing_factscontractual rent 1700/mo (tenanted)Rental economics · as of 3 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
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
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 2 price cut(s), 435 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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
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£505,000

Rent Estimate (pcm)£1,900

Gross Yield5.36%

1y Growth-

3y Growth-3.3%

5y Growth+0.4%

10y Growth+1.1%

Last Sold Price£425,000 (2015-02-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW4 1TL

Approval Rate

-12mo

Development

low

26/4002/192
Erection of a new rear outbuilding following demolition of the existing
Pending
26/3985/192
Roof extension involving hip to gable, rear dormer window with juliette balcony and 2no. front facing rooflights
Pending
26/3961/192
Use of a (Class C3a) dwelling as a children's home for up to three children, with three carers on site at any given time (three overnight) working on a rota basis, and a manager who visits on weekdays (C2)
Pending

View Planning Timeline

Ownership

Corporate Ownership47.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-02-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density5,790 /km²

Owner Occupied61%

Age Distribution

0-15 24%16-64 57%65+ 19%

View Area Profile

Schools Nearby

Kisharon College
0.1 mi
-
Kisharon School
0.1 mi
Good
Hendon Preparatory School
0.2 mi
Inspected by ISI
St Mary's and St John's CofE School
0.3 mi
Inspected as St Mary's and St John's CofE School (URN 103119) on 28 Feb 2024

5 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Edinburgh House Tenterden Grove
-
£430k
-
Edinburgh House Tenterden Grove
-
£515k
-
Edinburgh House Tenterden Grove
-
£420k
-
Edinburgh House Tenterden Grove
-
£390k
-

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