37 Hawarden Hill, London, NW2 7BR

UPRN:202082406Purpose Built Flat2 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (80)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£337,000

£321k - £354kHigh

Estimate

£337k

Range

£321k – £354k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

4.41%

Verdict

Derived from HomePortfolio scores

37 Hawarden Hill earns an INVESTIGATE rating with HP Score 70/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (54/100). 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

70/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

54/ 100

Moderate

Transit & Bike

Transit 36Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.9% (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 Oct 2026
- valuation_snapshotsestimate for 202082406· as of 9 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1250/mo (range 1150-1350)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -646/mo, -52% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 337 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.7/15
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

£255,000£391,000

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£339,999

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,150-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: -£282/mo
Cash on cash: -3.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.09 - 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 202082406Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1150-1350)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 1250/mo (range 1150-1350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£337,000

Rent Estimate (pcm)£1,250

Gross Yield4.41%

1y Growth-8.6%

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£84,500 (1999-03-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW2 7BR

Approval Rate

-12mo

Development

low

26/2690
Advertisement consent for installation of 3x internally illuminated fascia signs and 1x non illuminated white vinyl signage to front and 4x internally illuminated fascia signs to side elevations of kitchen showroom
Pending
26/2652
Certificate of lawfulness for proposed demolition of existing garage, and erection of single-storey outbuilding in rear garden to dwellinghouse.
Pending
26/2650
Proposed conversion of dwellinghouse into a 5 bedroom 5 person house in multiple occupation (HMO) and cycle storage to rear garden.
Pending

View Planning Timeline

Ownership

Corporate Ownership59.1%
Overseas OwnershipNo
Lease Term Remaining109 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-03-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density12,646 /km²

Owner Occupied28%

Age Distribution

0-15 23%16-64 67%65+ 10%

View Area Profile

Schools Nearby

Menorah High School for Girls
0.1 mi
-
E-ACT Crest Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Our Lady of Grace Catholic Junior School
0.3 mi
Outstanding
Avigdor Hirsch Torah Temimah Primary School
0.3 mi
GoodConcerns

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

46 Hawarden Hill
-
£335k
-
19 Hawarden Hill
-
£305k
-
62 Hawarden Hill
-
£333k
-
73 Hawarden Hill
-
£310k
-

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