Flat 2, 82B Victoria Road, London, NW6 6QA

UPRN:202035336Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: -

Data freshness:Listing· freshOwnership· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 2, 82B Victoria Road, London, NW6 6QA

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£845,000

£761k - £930kMedium

Estimate

£845k

Range

£761k – £930k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

4.24%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 76/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (94/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 82Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.5% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 202035336· as of 9 Nov 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.73
- valuation_snapshotsrent estimate 3000/mo (range 2650-3350)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,507/mo, -50% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 285 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 & liquidity12.8/15
457 sales/12mo in area; valuation range width 20%
- 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

£637,000£976,500

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£849,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,650-£3,350

Interest rate5.4%

Loan to value75%

Cash required: £288,450
Net cash flow: -£788/mo
Cash on cash: -3.3%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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 202035336Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3000/mo (range 2650-3350)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
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 3000/mo (range 2650-3350)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 285 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£845,000

Rent Estimate (pcm)£3,000

Gross Yield4.24%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

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

1NW6 6QA

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
26/2769
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
26/07381/CLEUD
Use of the ground floor rear flat as short-term visitor accommodation.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
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£34,871

Population Density16,362 /km²

Owner Occupied38%

Age Distribution

0-15 14%16-64 76%65+ 10%

View Area Profile

Schools Nearby

Salusbury Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Mary's RC Primary School
0.3 mi
Inspected as St Mary's RC Primary School (URN 131418) on 11 Dec 2019
Kilburn Grange School
0.3 mi
GoodImproving
Christ Church CofE Primary School
0.3 mi
Good

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

58 Victoria Road
-
£38k
-
56 Victoria Road
-
£460k
-
84A Victoria Road
-
£875k
-
86 Victoria Road
-
£750k
-

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