Verulam Court, 100 Woolmead Avenue, London, NW9 7AW

UPRN:200131204Flat/Maisonette0 bedsBuilt 1976-1982

LeaseholdCouncil Tax: -EPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Verulam Court, 100 Woolmead Avenue, London, NW9 7AW

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£288,000

£230k - £345kLow

Estimate

£288k

Range

£230k – £345k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

7.40%

Verdict

Derived from HomePortfolio scores

Verulam Court earns an INVESTIGATE rating with HP Score 69/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (62/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 29Bike 48

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics16.4/40
gross yield 7.4%; range width penalty ×0.86; the estimate this rent rides on sits 18% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1450/mo (range 1350-1600)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 18% 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 -56/mo, -4% 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 4 Nov 2026· verify before relying on this
Risk & liquidity9.3/15
373 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£234,995

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £73,999
Net cash flow: £211/mo
Cash on cash: 3.4%
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.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 1450/mo (range 1350-1600)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 18% 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 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1350-1600)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£288,000

Rent Estimate (pcm)£1,450

Gross Yield7.40%

1y Growth-

3y Growth-4.0%

5y Growth-1.2%

10y Growth+0.7%

Last Sold Price£32,000 (1996-07-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW9 7AW

Approval Rate

-12mo

Development

low

26/3934/RCU
Installation of 6no. external wall mounted air conditioning condenser units on front elevation (Part Retrospective Application)
Pending
26/3871/191
Single storey rear extension
Pending
26/3865/PNH
2no. Single storey rear extension with a proposed depth of 6 metres, maximum height of 3.35 metres and eaves height of 3 metres and depth of 5 metres, maximum height of 3.35 metres and eaves height of 3 metres respectively.
Pending

View Planning Timeline

Ownership

Corporate Ownership34.1%
Overseas OwnershipNo
Lease Term Remaining164 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1996-07-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied48%

Age Distribution

0-15 15%16-64 73%65+ 12%

View Area Profile

Schools Nearby

Torah Vodaas
0.2 mi
Requires improvement
Parkfield Primary School
0.3 mi
Inspected as Parkfield Primary School (URN 101257) on 11 Sep 2012
Beis Medrash Elyon
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Barnet Hill Academy
0.4 mi
-

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

View All Schools

Comparables

View All

Verulam Court Woolmead Avenue
-
£452k
-
Verulam Court Woolmead Avenue
-
£360k
-
Verulam Court Woolmead Avenue
-
£390k
-
Verulam Court Woolmead Avenue
-
£285k
-

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