275A Cricklewood Lane, Cricklewood, London, NW2 2JJ

UPRN:200226818Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band CEPC: -

Data freshness:Listing· freshPrice Paid· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

275A Cricklewood Lane, Cricklewood, London, NW2 2JJ

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

£438,000

£394k - £482kMedium

Estimate

£438k

Range

£394k – £482k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

4.86%

Verdict

Derived from HomePortfolio scores

275A Cricklewood Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (87/100). 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 SourcesPortal 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

77/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

87/ 100

Excellent

Transit & Bike

Transit 51Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£395,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £129,550
Net cash flow: -£225/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£438,000

Rent Estimate (pcm)£1,600

Gross Yield4.86%

1y Growth-

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£150,000 (2001-07-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1NW2 2JJ

Approval Rate

-12mo

Development

low

2026/4786/T
REAR GARDEN: 1 x Eucalyptus (T1) - Crown thin by 10%. 1 x Eucalyptus (T2) - Crown reduce overextended growth towards the south by 3m on the primary stem only. Crown reduce remaining height and spread back to the previous reduction points (approx. 2m height and 1.8m spread) leaving furnishing growth where possible. 9 x Olive (G1) - Crown reduce height by approx. 20% (1.5m). Crown reduce any unruly spread to balance (approx. 1m). Crown thin by 20%.
Pending
26/3885/192
Roof extension involving rear dormer window and 1no. front, side and rear facing rooflight
Pending
2026/4740/P
Details pursuant to condition 13 (Basement appointee) of planning permission ref. 2023/2134/P dated 10/01/2024 (for: Demolish existing garage and erect a 2 storey house, including the erection of associated cycle storage and refuse enclosures, set behind the front boundary wall to be extended and to incorporate a new pedestrian entrance with a metal gate).
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2001-07-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,239

Population Density-

Owner Occupied30%

Age Distribution

0-15 24%16-64 65%65+ 11%

View Area Profile

Schools Nearby

All Saints' CofE Primary School NW2
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Childs Hill Primary School
0.3 mi
Good
Rimon Jewish Primary School
0.3 mi
Good
St Luke's Church of England School
0.5 mi
Good

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

261 Cricklewood Lane
-
£18k
-
271 Cricklewood Lane
-
£800k
-
263 Cricklewood Lane
-
£365k
-
271 Cricklewood Lane
-
£565k
-

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