40 West Heath Road, London, NW3 7UR

UPRN:200124539Detached House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band HEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£8,334,000

£6.67M - £10.00MLow

Estimate

£8.33M

Range

£6.67M – £10.00M

Rent Estimate (pcm)

£37,000

£34k - £40k

Monthly

£37,000

Yield

7.41%

Verdict

Derived from HomePortfolio scores

40 West Heath Road earns an INVESTIGATE rating with HP Score 83/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (90/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

70/ 100

High

Crime Score

22/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 19Bike 59

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£5,995,000

At the asking price

Monthly rent£37,000/mo

Evidenced range £34,200-£39,850

Interest rate5.4%

Loan to value75%

Cash required: £2,432,950
Net cash flow: £5,382/mo
Cash on cash: 2.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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£8,334,000

Rent Estimate (pcm)£37,000

Gross Yield7.41%

1y Growth-

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£2,100,000 (1998-02-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW3 7UR

Approval Rate

-12mo

Development

low

2026/4839/T
(TPO REF: C98) REAR GARDEN: 1 x Bay (Laurus nobilis) - Prune back to previous points.
Pending
2026/4790/P
Proposed first floor infill extension.
Pending
2026/4786/T
REAR GARDEN: 1 x Eucalyptus (T1) - Crown thin by 10%. 1 x Eucalyptus (T2) - Crown reduce overextended growth towards the south by 3m on the primary stem only. Crown reduce remaining height and spread back to the previous reduction points (approx. 2m height and 1.8m spread) leaving furnishing growth where possible. 9 x Olive (G1) - Crown reduce height by approx. 20% (1.5m). Crown reduce any unruly spread to balance (approx. 1m). Crown thin by 20%.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-02-12
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 Density-

Owner Occupied67%

Age Distribution

0-15 20%16-64 58%65+ 22%

View Area Profile

Schools Nearby

All Saints' CofE Primary School NW2
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Luke's Church of England School
0.4 mi
Good
Ivy House School
0.4 mi
Inspected by ISI
St Margaret's School
0.5 mi
Inspected by ISI

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

36 West Heath Road
-
£1.26M
-
50 West Heath Road
-
£3.50M
-
36 West Heath Road
-
£1.06M
-
36 West Heath Road
-
£1.17M
-

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