52 Leighton Gardens, London, NW10 3PU

UPRN:202075208Semi-Detached House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£2,335,000

£2.22M - £2.45MHigh

Estimate

£2.33M

Range

£2.22M – £2.45M

Rent Estimate (pcm)

£9,900

£9k - £11k

Monthly

£9,900

Yield

21.60%

Verdict

Derived from HomePortfolio scores

52 Leighton Gardens earns an INVESTIGATE rating with HP Score 74/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (45/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

74/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

45/ 100

Mixed

Transit & Bike

Transit 40Bike 60

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£550,000

At the asking price

Monthly rent£9,900/mo

Evidenced range £9,000-£10,750

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: £4,998/mo
Cash on cash: 32.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 5.33 - 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£2,335,000

Rent Estimate (pcm)£9,900

Gross Yield21.60%

1y Growth+16.4%

3y Growth-5.8%

5y Growth+0.0%

10y Growth+1.1%

Last Sold Price£1,230,000 (2023-11-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW10 3PU

Approval Rate

-12mo

Development

low

26/2707
Proposed enlargement to existing rear dormer sand replacement of front rooflight and installation of additional glazing to front gable of the first floor flat.
Pending
26/2718
Felling of tree
Pending
26/2678
Proposed conversion of garage to habitable room including replacement of garage door with bay window, and installation of first-floor front bay window and associated roof alterations to dwellinghouse.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2023-11-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density8,531 /km²

Owner Occupied71%

Age Distribution

0-15 18%16-64 65%65+ 17%

View Area Profile

Schools Nearby

College Green School and Services
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Manor School
0.2 mi
-
Princess Frederica CofE Primary School
0.3 mi
GoodConcerns
Harris Lowe Academy Willesden
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

80 Leighton Gardens
-
£938k
-
98 Leighton Gardens
-
£580k
-
62 Leighton Gardens
-
£1.25M
-
52 Leighton Gardens
-
£1.23M
-

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