Flat 1, 94 Hillview Gardens, Hendon, London, NW4 2JR

UPRN:200163448Flat/Maisonette2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band DEPC: C (74)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Flat 1, 94 Hillview Gardens, Hendon, London, NW4 2JR

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£378,000

£359k - £397kHigh

Estimate

£378k

Range

£359k – £397k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

2.42%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 75/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (71/100). 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)Defra 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

75/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

71/ 100

High

Transit & Bike

Transit 37Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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 edge-1.6/15
claims [AVM -83.9% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 200163448· as of 9 Oct 2026
Rental economics0/40
gross yield 2.4%; range width penalty ×0.77
- valuation_snapshotsrent estimate 1400/mo (range 1250-1550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,033/mo, -145% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 86 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 6 Nov 2026
Risk & liquidity14.6/15
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

£521,000£799,000

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£695,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,250-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £234,550
Net cash flow: -£1,376/mo
Cash on cash: -7.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.60 - below 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 200163448Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1400/mo (range 1250-1550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
Rental economics needs verification before you rely on it
rent estimate 1400/mo (range 1250-1550)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£378,000

Rent Estimate (pcm)£1,400

Gross Yield2.42%

1y Growth-

3y Growth-3.3%

5y Growth+0.4%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW4 2JR

Approval Rate

-12mo

Development

low

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
TCP/0682/26
1 x Mature Holly (applicants ref. T1) - Approximately 6.00m. Fell to ground level. 1 x Mature Buxus (applicants ref. T2) - Approximately 4.00m. Fell to ground level. 1 x Mature Yew (applicants ref. T3) - Approximately 7.00m. Reduce lateral and su lateral growth back to clear the building by a minimum of 1.25m to control encroachment.
Pending
26/3925/CON
Submission of details of condition 6 (Refuse and Recycling) 10 (Cycle Parking and Storage) 15 (Pre-completion Sound Insulation Test Certificates) pursuant to planning permission 23/3530/S73 dated 09/01/2024 CONDITION 6: BIN STORE CONDITION 10: CYCLE STORE CODNITION 15: PRE-COMPLETION SOUND INSULATION TEST CERTS (COMPLIANCE)
Pending

View Planning Timeline

Ownership

Corporate Ownership47.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 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 28%16-64 63%65+ 9%

View Area Profile

Schools Nearby

Saracens Bell Lane
0.1 mi
Inspected as Bell Lane Primary School (URN 101259) on 13 Oct 2021
Beth Jacob Grammar School for Girls
0.1 mi
Requires improvement
Independent Jewish Day School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Nancy Reuben Primary School
0.2 mi
-

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

View All Schools

Comparables

View All

Spectrum Apartments, 90 Hillview Gardens
-
£600k
-
94 Hillview Gardens
-
£230k
-
Spectrum Apartments, 90 Hillview Gardens
-
£430k
-
Spectrum Apartments, 90 Hillview Gardens
-
£675k
-

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