Flat 1, Johnson Court, 285 Watford Way, London, NW4 4TT

UPRN:200195524Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: D (66)

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

Flat 1, Johnson Court, 285 Watford Way, London, NW4 4TT

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£329,000

£263k - £395kLow

Estimate

£329k

Range

£263k – £395k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.05%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 29Bike 66

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 economics0.3/40
gross yield 5.1%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1100-1350)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -450/mo, -38% 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 & liquidity9.2/15
202 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£284,950

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £91,033
Net cash flow: -£131/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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_snapshotsrent estimate 1200/mo (range 1100-1350)Rental economics · as of 10 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_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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1200/mo (range 1100-1350)

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. 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£329,000

Rent Estimate (pcm)£1,200

Gross Yield5.05%

1y Growth-

3y Growth-3.3%

5y Growth+0.4%

10y Growth+1.1%

Last Sold Price£85,000 (2003-01-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0NW4 4TT

Approval Rate

-12mo

Development

low

26/4002/192
Erection of a new rear outbuilding following demolition of the existing
Pending
26/3985/192
Roof extension involving hip to gable, rear dormer window with juliette balcony and 2no. front facing rooflights
Pending
26/3902/RCU
Change of use of the property from a single family dwelling (Class C3) to 3 bed House in Multiple Occupation (HMO) (Class C4) for up to 3 people (Retrospective Application)
Pending

View Planning Timeline

Ownership

Corporate Ownership47.3%
Overseas OwnershipNo
Lease Term Remaining99 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2003-01-17
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 Density3,916 /km²

Owner Occupied60%

Age Distribution

0-15 17%16-64 66%65+ 17%

View Area Profile

Schools Nearby

Sunnyfields Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
North London Grammar School
0.4 mi
Inspected by ISI
St James' Catholic High School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Blessed Dominic Catholic Primary School
0.5 mi
-

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

View All Schools

Comparables

View All

Johnson Court, 285 Watford Way
-
£310k
-
Johnson Court, 285 Watford Way
-
£320k
-
Johnson Court, 285 Watford Way
-
£240k
-
Johnson Court, 285 Watford Way
-
£200k
-

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