13 Mapesbury Court, 59 Shoot Up Hill, London, NW2 3PU

UPRN:202070486Purpose Built Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band DEPC: D (64)AI-Powered Intelligence

Data freshness:Price Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoSchools· 2mo agoAmenities· 3mo agoArea· Census 2021Council Tax· 4mo ago

13 Mapesbury Court, 59 Shoot Up Hill, London, NW2 3PU

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

today

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£407,000

£387k - £428kHigh

Estimate

£407k

Range

£387k – £428k

Rent Estimate (pcm)

£1,500

£1k - £2kMedium

Monthly

£1,500

Yield

5.42%

AI Verdict

Derived from HomePortfolio scores

AI summary

13 Mapesbury Court earns a BUY rating with HP Score 79/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (86/100). Flood risk is rated very low. Tenure is leasehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

79/ 100

High

Investment Score

67/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Excellent

Real Data

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Sept 2026

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

Valuation edge7.6/40
claims [AVM +1.7% (HIGH)] → consensus +1.7% → credited 0.6% after backtest shrinkage; single-source claim - capped pending corroboration
- zoopla_valuationsestimate for 202070486· as of 12 Aug 2026
Rental economics0/30
gross yield 4.5%; range width penalty ×0.80
- zoopla_valuationsrent estimate 1500/mo (range 1350-1650)· as of 12 Aug 2026· verify before relying on this
Seller motivation15/20
3 price cut(s), 454 days on market; calibration: cuts mark staleness, credited as negotiation context only
- zoopla_listingsprice_changes + first_published_date· as of 4 Sept 2026
Risk & liquidity9.8/10
338 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Calibrated against 6,141 realised listing→HMLR-sale outcomes, estimates taken as-of listing month. A large discount from one source alone is capped - independent sources must agree before it counts fully.

Economics

What happens to your money

Price sensitivity

£300,000£460,000

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£400,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,350-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: -£312/mo
Cash on cash: -2.8%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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

zoopla_valuationsestimate for 202070486Valuation edge · as of 12 Aug 2026
zoopla_valuationsrent estimate 1500/mo (range 1350-1650)Rental economics · as of 12 Aug 2026
zoopla_listingsprice_changes + first_published_dateSeller motivation · as of 4 Sept 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1500/mo (range 1350-1650)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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.
3 price cut(s) recorded on the listing history.
3. Treat the discount as unconfirmed - compare recent sold prices on the street yourself before pricing an offer around it.
Only one independent source currently supports the valuation edge.
4. 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£407,000

Rent Estimate (pcm)£1,500

Gross Yield5.42%

1y Growth-

3y Growth-1.1%

5y Growth-0.7%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW2 3PU

Approval Rate

-12mo

Development

low

26/3349/HSE
Part single, part two storey side and rear extensions. Changes to fenestration
Pending
26/3344/FUL
Installation of tiling to the shopfront; Installation of a canopy to the shopfront elevations
Pending
26/3345/ADV
2 no. internally illuminated lettering signs, to be affixed to the shopfront fascias
Pending

View Planning Timeline

Ownership

Corporate Ownership59.3%
Overseas OwnershipNo
Lease Term Remaining87 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median Household Income£32,335

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
0.1 mi
Inspected by ISI
Hampstead School
0.3 mi
GoodConcerns
Anson Primary School
0.4 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.

View All Schools

Comparables

View All

Mapesbury Court, 59 - 61 Shoot Up Hill
-
£300k
-
Mapesbury Court, 59 - 61 Shoot Up Hill
-
£460k
-
Mapesbury Court, 59 - 61 Shoot Up Hill
-
£425k
-
Mapesbury Court, 59 - 61 Shoot Up Hill
-
£495k
-

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