87 St Gabriels Road, London, NW2 4DU

UPRN:202048037Semi-Detached House5 bedsBuilt -

FreeholdCouncil Tax: Band GEPC: -

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£2,507,000

£2.26M - £2.76MMedium

Estimate

£2.51M

Range

£2.26M – £2.76M

Rent Estimate (pcm)

£10,850

£10k - £12k

Monthly

£10,850

Yield

5.21%

Verdict

Derived from HomePortfolio scores

87 St Gabriels Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (84/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsMarket 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

76/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 55Bike 67

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,500,000

At the asking price

Monthly rent£10,850/mo

Evidenced range £9,950-£11,800

Interest rate5.4%

Loan to value75%

Cash required: £965,050
Net cash flow: -£926/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - clears 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£2,507,000

Rent Estimate (pcm)£10,850

Gross Yield5.21%

1y Growth-

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£960,000 (2003-08-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NW2 4DU

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
2026/4842/P
Non-material amendment to planning permission ref. 2025/1813/P granted 21/07/2026 for Erection of a two storey, 2 x bedroom dwelling within the rear garden, and associated bin and cycle storage enclosure.' namely to omit the approved side access passage and associated amendments to approved front and rear elevations.
Pending
26/2782
Demolition of rear conservatory and erection of a single storey rear structure with 3 rooflights, reinstatement of original rear bay window, new central court yard and associated permeable hardstanding to ground floor flat
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-08-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density7,991 /km²

Owner Occupied36%

Age Distribution

0-15 17%16-64 69%65+ 14%

View Area Profile

Schools Nearby

Mapesbury School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Mulberry House School
0.3 mi
Inspected by ISI
Anson Primary School
0.3 mi
Good
Hampstead School
0.4 mi
GoodConcerns

0 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

73 St Gabriels Road
-
£500k
-
73 St Gabriels Road
-
£550k
-
79A St Gabriels Road
-
£743k
-
77 St Gabriels Road
-
£2.23M
-

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