Second Floor Flat, 95A Salusbury Road, London, NW6 6NH

UPRN:202046285-Beds -Built before 1900

Tenure: -Council Tax: Band CEPC: E (41)

Data freshness:Price Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Second Floor Flat, 95A Salusbury Road, London, NW6 6NH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£646,000

£517k - £776kLow

Estimate

£646k

Range

£517k – £776k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

6.35%

Verdict

Derived from HomePortfolio scores

Second Floor Flat 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. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

39/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 55Bike 77

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 economics8.2/40
gross yield 6.4%; range width penalty ×0.76; the estimate this rent rides on sits 34% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2250/mo (range 2000-2500)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -269/mo, -12% 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
457 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£425,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,000-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £123/mo
Cash on cash: 1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - clears 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 2250/mo (range 2000-2500)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 34% above the ask on the same snapshot - verify the rent describes this homeRental 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_12mo

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 2250/mo (range 2000-2500)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£646,000

Rent Estimate (pcm)£2,250

Gross Yield6.35%

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 6NH

Approval Rate

0%12mo

Development

low

26/2737
Ash tree (self seeding) within 0.5m from boundary wall. Our property is located on shrinkable London clay soil. Fast-growing, high-water-demand trees situated within half a metre of building foundations present a long-term risk of soil desiccation, clay shrinkage, and potential foundation movement. We have been advised to remove the tree to ground level.
Pending
26/2717
Certificate of lawfulness for existing use of flat as 3x bed, 4x person HMO.
Pending
26/2716
T1-Robinia (R.pseudoacacia 'Frisia') -reduce all stems to previous points(1.5m new growth) -remove any deadwood T2-Crab Apple (Malus sylvestris) -reduce crown by 0.6m removing longer new growth stems -crown thin in denser sections to allow more light & air through canopy -remove any deadwood All works are for routine maintenance.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density-

Owner Occupied42%

Age Distribution

0-15 16%16-64 70%65+ 14%

View Area Profile

Schools Nearby

Salusbury Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Islamia Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Islamia School for Girls'
0.2 mi
Inspected by ISI
Al-Sadiq School
0.2 mi
Inspected by ISI

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

View All Schools

Comparables

View All

83 Salusbury Road
-
£30k
-
77 Salusbury Road
-
£96k
-
77 Salusbury Road
-
£175k
-
83 Salusbury Road
-
£215k
-

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