25 Kenwyn Drive, London, NW2 7NX

UPRN:202079795Terrace Property5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: D (58)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£596,000

£566k - £626kHigh

Estimate

£596k

Range

£566k – £626k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

4.80%

Verdict

Derived from HomePortfolio scores

25 Kenwyn Drive earns an INVESTIGATE rating with HP Score 72/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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

72/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 40Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge0/15
claims [AVM -0.7% (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 Nov 2026
- valuation_snapshotsestimate for 202079795· as of 9 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.78
- valuation_snapshotsrent estimate 2400/mo (range 2150-2650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -897/mo, -37% 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 6 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
362 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

£450,000£690,000

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£600,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,150-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£363/mo
Cash on cash: -2.2%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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

valuation_snapshotsestimate for 202079795Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2400/mo (range 2150-2650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 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
Rental economics needs verification before you rely on it
rent estimate 2400/mo (range 2150-2650)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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. 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£596,000

Rent Estimate (pcm)£2,400

Gross Yield4.80%

1y Growth+128.3%

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£278,000 (2004-01-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NW2 7NX

Approval Rate

-12mo

Development

low

26/2812
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 - 2.9m
Pending
26/2794
Removal of existing rear shipping container and erection of single storey outbuilding in rear garden to dwellinghouse.
Pending
26/2761
Erection of rear dormer extension and 2x front rooflights to first floor flat.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2004-01-26
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 Density11,634 /km²

Owner Occupied48%

Age Distribution

0-15 25%16-64 63%65+ 12%

View Area Profile

Schools Nearby

Wykeham Primary School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Braintcroft E-ACT Primary Academy
0.3 mi
Good
E-ACT Crest Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Menorah High School for Girls
0.5 mi
-

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

View All Schools

Comparables

View All

79 Kenwyn Drive
-
£525k
-
9 Kenwyn Drive
-
£230k
-
33 Kenwyn Drive
-
£640k
-
27 Kenwyn Drive
-
£575k
-

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