18 Mountaire Court, Highfield Avenue, London, NW9 0QA

UPRN:202066563Purpose Built Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

18 Mountaire Court, Highfield Avenue, London, NW9 0QA

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£282,000

£268k - £296kHigh

Estimate

£282k

Range

£268k – £296k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

6.54%

Verdict

Derived from HomePortfolio scores

18 Mountaire Court earns an INVESTIGATE rating with HP Score 78/100. Investment score 66/100 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 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

HP Score

78/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 31Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +5.7% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 202066563· as of 9 Oct 2026
Rental economics11.4/40
gross yield 6.5%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1450/mo (range 1350-1550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -186/mo, -13% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), unknown 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 3 Nov 2026
Risk & liquidity14.7/15
373 sales/12mo in area; valuation range width 10%
- 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

£199,500£306,000

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£266,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £84,400
Net cash flow: £106/mo
Cash on cash: 1.5%
Score at this price: 26

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.62 - 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_snapshotsestimate for 202066563Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 1450/mo (range 1350-1550)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£282,000

Rent Estimate (pcm)£1,450

Gross Yield6.54%

1y Growth-

3y Growth-4.0%

5y Growth-1.2%

10y Growth+0.7%

Last Sold Price£190,000 (2014-12-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW9 0QA

Approval Rate

-12mo

Development

low

26/3904/192
Alterations and extension to roof including part gable wall and increased the width of existing dormer window
Pending
26/2700
Installation of vehicular access, provision for off-street parking space with associated hard and soft landscaping to front garden for flat, 7 Evelyn Avenue, London, NW9
Pending
26/2679
Details pursuant to condition 8 (Construction Logistics Plan) of Full Planning Permission application reference 25/2476 dated 28/10/2025 for Demolition of existing detached garage and the erection of 2x two-storey semi-detached dwellinghouses with associated amenity, soft and hard landscaping, dropped kerb to front, parking spaces, refuse storage and cycle storage
Pending

View Planning Timeline