39 Honeyman Close, London, NW6 7AZ

UPRN:202083946Mid Terrace House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: C (69)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,258,000

£1.20M - £1.32MHigh

Estimate

£1.26M

Range

£1.20M – £1.32M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

3.20%

Verdict

Derived from HomePortfolio scores

39 Honeyman Close earns an INVESTIGATE rating with HP Score 80/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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 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

80/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 58Bike 66

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 edge-1.6/15
claims [AVM -31.2% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 202083946· as of 9 Oct 2026
Rental economics0/40
gross yield 3.2%; range width penalty ×0.72
- valuation_snapshotsrent estimate 4400/mo (range 3900-4950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,857/mo, -88% 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
context, not scored: 0 price cut(s), 346 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 & liquidity14.6/15
457 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

£1,237,500£1,897,500

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£1,650,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,900-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £608,050
Net cash flow: -£2,523/mo
Cash on cash: -5.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.79 - 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 202083946Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3900-4950)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
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 4400/mo (range 3900-4950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 346 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£1,258,000

Rent Estimate (pcm)£4,400

Gross Yield3.20%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£818,500 (2019-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4NW6 7AZ

Approval Rate

100%12mo

Development

low

26/2809
Details pursuant to condition 10 (Details of materials for all external work), of Full Planning Permission application reference 26/1560 dated 23/09/2026 for Proposed erection of a single dwellinghouse on land adjacent to 19A Mowbray Road with new boundary wall, associated soft and hard landscaping to front garden, refuse storage and cycle storage.
Pending
26/2785
Demolition of rear utility room and erection of single storey rear extension, rear dormer extension, hip to gable roof extension, 2x front rooflights, 1x window to side elevation, alteration to side and rear fenestration and replacement of garage door and side gate to front elevation to dwellinghouse.
Pending
26/2782
Demolition of rear conservatory and erection of a single storey rear structure with 3 rooflights, reinstatement of original rear bay window, new central court yard and associated permeable hardstanding to ground floor flat
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-09-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density-

Owner Occupied36%

Age Distribution

0-15 17%16-64 66%65+ 17%

View Area Profile

Schools Nearby

Convent of Jesus and Mary RC Infant School
0.3 mi
Outstanding
St Mary Magdalen's Catholic Junior School
0.4 mi
Good
Queens Park Community School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Avenue School
0.4 mi
Outstanding

0 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

32 Honeyman Close
-
£1.11M
-
21 Honeyman Close
-
£1.23M
-
49 Honeyman Close
-
£900k
-
29 Honeyman Close
-
£1.08M
-

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