13 Willifield Way, London, NW11 7XU

UPRN:200126707Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: E (42)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo 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

19 of 21 sources

Sale Estimate

£1,424,000

£1.35M - £1.50MHigh

Estimate

£1.42M

Range

£1.35M – £1.50M

Rent Estimate (pcm)

£5,950

£5k - £7k

Monthly

£5,950

Yield

5.12%

Verdict

Derived from HomePortfolio scores

13 Willifield Way earns an INVESTIGATE rating with HP Score 82/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 64Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 +2.0% (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 200126707· as of 9 Oct 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.83
- valuation_snapshotsrent estimate 5950/mo (range 5400-6500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,642/mo, -28% 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 4 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
178 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

£1,046,000£1,604,000

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£1,395,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,400-£6,500

Interest rate5.4%

Loan to value75%

Cash required: £503,050
Net cash flow: -£589/mo
Cash on cash: -1.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 200126707Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5950/mo (range 5400-6500)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 5950/mo (range 5400-6500)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£1,424,000

Rent Estimate (pcm)£5,950

Gross Yield5.12%

1y Growth+55.5%

3y Growth+2.2%

5y Growth+0.5%

10y Growth+1.0%

Last Sold Price£262,000 (1995-04-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NW11 7XU

Approval Rate

-12mo

Development

low

TCP/0692/26
1 x Willow (applicants ref. T1) - Pollard to approximately 3m from ground level.
Pending
26/3965/S73
Variation of condition 1 (Approved Plans) of planning permission reference 24/4689/S73 dated 13/01/25 (variation to 23/5146/FUL) for 'Upward extension to provide additional Class E office space at third floor level. External alterations at 1st and 2nd floors including installation of windows to side and rear elevations.' Variation to include replacement of 1no. window to first floor west elevation with new access door to flat roof
Pending
TCP/0685/26
1 x Pear (applicants ref. T1) - Approximately 11.00m. Reduce back to previous and most recent points of reduction (approximately 1.20m). Thin crown density by approximately 20%. Remove major dead wood throughout crown. Laurel Hedge (applicants ref. G1) - Approximately 7.00m. Reduce height by approximately 1.20-1.50m.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-04-05
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 Density3,694 /km²

Owner Occupied68%

Age Distribution

0-15 16%16-64 50%65+ 34%

View Area Profile

Schools Nearby

Lubavitch Yeshiva Ketanah of London
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Shiras Devorah High School
0.2 mi
Requires improvement
The Henrietta Barnett School
0.2 mi
Good
Garden Suburb Infant School
0.3 mi
Good

5 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 Willifield Way
-
£1.25M
-
51 Willifield Way
-
£1.10M
-
45 Willifield Way
-
£1.25M
-
47 Willifield Way
-
£1.54M
-

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