25 Melrose Gardens, Edgware, HA8 5LN

UPRN:202068875Semi-Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo 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

19 of 21 sources

Sale Estimate

£731,000

£658k - £804kMedium

Estimate

£731k

Range

£658k – £804k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

6.83%

Verdict

Derived from HomePortfolio scores

25 Melrose Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 42Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£580,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,050-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £194,300
Net cash flow: £327/mo
Cash on cash: 2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.69 - 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£731,000

Rent Estimate (pcm)£3,300

Gross Yield6.83%

1y Growth-10.4%

3y Growth+5.9%

5y Growth+1.6%

10y Growth+3.7%

Last Sold Price£136,000 (1999-03-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3HA8 5LN

Approval Rate

0%12mo

Development

low

26/2749
External alterations to front entrances of the building
Pending
26/3904/192
Alterations and extension to roof including part gable wall and increased the width of existing dormer window
Pending
26/2697
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 4m Maximum height - 3.4m Eaves height - 3m
Pending

View Planning Timeline

Ownership

Corporate Ownership57%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-03-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density9,247 /km²

Owner Occupied49%

Age Distribution

0-15 17%16-64 67%65+ 16%

View Area Profile

Schools Nearby

Stag Lane Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Barnfield Primary School
0.5 mi
Good
Roe Green Junior School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Roe Green Infant School
0.5 mi
Good

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

View All Schools

Comparables

View All

12 Melrose Gardens
-
£336k
-
27 Melrose Gardens
-
£375k
-
1 Melrose Gardens
-
£755k
-
1 Melrose Gardens
-
£625k
-

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