18 Wise Lane, London, NW7 2RE

UPRN:200127754Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo 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

18 of 21 sources

Sale Estimate

£1,319,000

£1.19M - £1.45MMedium

Estimate

£1.32M

Range

£1.19M – £1.45M

Rent Estimate (pcm)

£5,650

£5k - £6k

Monthly

£5,650

Yield

6.78%

Verdict

Derived from HomePortfolio scores

18 Wise Lane earns an INVESTIGATE rating with HP Score 68/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (40/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

40/ 100

Mixed

Transit & Bike

Transit 15Bike 45

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: the estimate sits 24% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +24.2% (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 200127754· as of 9 Oct 2026
Rental economics11.8/40
gross yield 6.8%; range width penalty ×0.83; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5650/mo (range 5100-6150)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -196/mo, -3% 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: 2 price cut(s), 512 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£5,650/mo

Evidenced range £5,100-£6,150

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £537/mo
Cash on cash: 1.9%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.67 - 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 200127754Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5650/mo (range 5100-6150)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental 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

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 5650/mo (range 5100-6150)
Rental economics needs verification before you rely on it
sale estimate 24% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,319,000

Rent Estimate (pcm)£5,650

Gross Yield6.78%

1y Growth-

3y Growth+1.4%

5y Growth+1.9%

10y Growth+1.2%

Last Sold Price£1,325,000 (2021-06-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW7 2RE

Approval Rate

-12mo

Development

low

26/3927/PNH
Single Storey Rear Extension with a depth of 6.00 metres, a maximum height of 3.53 metres and an eaves height of 3.00 metres
Pending
26/3878/PNH
Single storey rear extension with a proposed depth of 6 metres, maximum height of 3 metres and eaves height of 2.8 metres following demolition of existing outbuilding.
Pending
TCP/0674/26
3 x Dead Leyland Cypress (applicants ref. T28) - Fell to ground level. 1 x Leylandii Cypress (applicants ref. T31) - Reduce height by approximately 3m and shape top edge of crown by up to 2m to balance. Yew (applicants ref. T30) - Reduce top height by up to to 4m and shape all sides by up to 2m. 1 x Dead Holly (applicants ref. T39) - Fell down to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-06-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied59%

Age Distribution

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

View Area Profile

Schools Nearby

Copthall School
0.3 mi
Good
Dollis Primary School
0.3 mi
Inspected as Dollis Primary School (URN 101275) on 26 Sep 2023
St Vincent's Catholic Primary School
0.5 mi
Good
Etz Chaim Jewish Primary School
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

30 Wise Lane
-
£1.24M
-
50 Wise Lane
-
£2.80M
-
34 Wise Lane
-
£945k
-
18 Wise Lane
-
£1.32M
-

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