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88A Willesden Lane, London, NW6 7TA

UPRN:202031047Converted Flat3 bedsBuilt before 1900
LeaseholdCouncil Tax: Band DEPC: D (59)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T12:04:40.939277+00:00)Planning· 3mo agoPlanning: ageing, refreshed 3mo ago (2026-08-13T08:58:39.339073+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 2d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
88A Willesden Lane, London, NW6 7TA

HP Score

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
£579,000
£521k - £637kMedium
Estimate
£579k
Range
£521k – £637k
Rent Estimate (pcm)
£1,950
£2k - £2k
Monthly
£1,950
Yield
4.04%

Verdict

Derived from HomePortfolio scores

88A Willesden Lane earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (92/100). 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
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HP Score
77/ 100
Strong
Investment Score
67/ 100
Moderate
Crime Score
28/ 100
Moderate
Walkability
92/ 100
Excellent
Transit & Bike
Transit 69Bike 74
Walk Score, out of 100

Valuation & Market

Sale Estimate£579,000
Rent Estimate (pcm)£1,950
Gross Yield4.04%
1y Growth+4.7%
3y Growth+0.1%
5y Growth-0.8%
10y Growth+0.0%
Last Sold Price£550,000 (2024-02-02)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
1NW6 7TA
Approval Rate
-12mo
Development
low
  • 26/2809
    Details pursuant to condition 10 (Details of materials for all external work), of Full Planning Permission application reference 26/1560 dated 23/09/2026 for Proposed erection of a single dwellinghouse on land adjacent to 19A Mowbray Road with new boundary wall, associated soft and hard landscaping to front garden, refuse storage and cycle storage.
    Pending
  • 26/2786
    Certificate of lawfulness for proposed outbuilding in side garden to dwellinghouse.
    Pending
  • 26/2769
    T1. Sycamore (Acer psuedoplatanus) Rear garden Large mature tree dominating rear garden and overhanging adjacent gardens. Snapped branches throughout canopy, and squirrel damage on new growth. Previously reduced 4 years ago. Reduce canopy to previous points of reduction (3m in height and 2m in lateral spread) to maintain cyclical pruning and improve light into surrounding areas.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership57.8%
  • Overseas OwnershipNo
  • Lease Term Remaining143 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2024-02-02
  • 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£34,871
Population Density17,263 /km²
Owner Occupied33%
Age Distribution
0-15 15%16-64 74%65+ 11%
View Area Profile

Schools Nearby

  • Christ Church CofE Primary School
    0.0 mi
    Good
  • Islamia School for Girls'
    0.2 mi
    Inspected by ISI
  • Islamia Primary School
    0.2 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Al-Zahra School
    0.3 mi
    Inspected by ISI

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

View All Schools

Comparables

View All
  • 92C Willesden Lane
    -
    £150k
    -
  • 92A Willesden Lane
    -
    £600k
    -
  • 92B Willesden Lane
    -
    £200k
    -
  • 92C Willesden Lane
    -
    £200k
    -