60 Lewgars Avenue, London, NW9 8AS

UPRN:202074898Semi-Detached PropertyBeds -Built 1930-1949

LeaseholdCouncil Tax: Band FEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£705,000

£564k - £846kLow

Estimate

£705k

Range

£564k – £846k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.66%

Verdict

Derived from HomePortfolio scores

60 Lewgars Avenue earns an INVESTIGATE rating with HP Score 76/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 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

23/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 28Bike 42

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 economics4.7/40
gross yield 5.7%; range width penalty ×0.90
- valuation_snapshotsrent estimate 3300/mo (range 3050-3550)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -657/mo, -20% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 5 Nov 2026
Risk & liquidity9.2/15
373 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£699,950

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,050-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £236,283
Net cash flow: -£78/mo
Cash on cash: -0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.40 - 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 3300/mo (range 3050-3550)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 Nov 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 3050-3550)

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. 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£705,000

Rent Estimate (pcm)£3,300

Gross Yield5.66%

1y Growth-

3y Growth-4.0%

5y Growth-1.2%

10y Growth+0.7%

Last Sold Price£200,000 (2006-09-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW9 8AS

Approval Rate

-12mo

Development

low

26/2780
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 6m Maximum height - 3m Eaves height - 2.92m
Pending
26/2750
Demolition of rear kitchen and erection of single storey rear extension, first floor part side and rear extension, rear dormer extension, hip to gable roof extension, 3x front rooflights and removal of 1x front rooflight to dwellinghouse.
Pending
26/2751
Certificate of lawfulness for proposed rear dormer extension, hip-to-gable roof extension, and 3x front rooflights to dwellinghouse.
Pending

View Planning Timeline

Ownership

Corporate Ownership34.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-09-26
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 Density3,828 /km²

Owner Occupied46%

Age Distribution

0-15 17%16-64 70%65+ 13%

View Area Profile

Schools Nearby

St Robert Southwell Catholic Primary School
0.0 mi
-
Kingsbury Green Primary School
0.1 mi
GoodImproving
Bnos Beis Yaakov Primary School
0.2 mi
Good
Fryent Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

8 Lewgars Avenue
-
£560k
-
40 Lewgars Avenue
-
£619k
-
30 Lewgars Avenue
-
£642k
-
50 Lewgars Avenue
-
£725k
-

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