21 Highmeadow Crescent, London, NW9 0XE
UPRN:202085519Semi-Detached House3 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band DEPC: D (64)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T12:05:42.642309+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:47:34.186401+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-06T18:07:06.173431+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 2d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 4mo agoCouncil Tax: stale, refreshed 4mo ago (2026-07-11T09:57:40.418618+00:00)
HP Score
77
/ 100
Strong
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£600,000
£570k - £630kHigh
Estimate
£600k
Range
£570k – £630k
Rent Estimate (pcm)
£2,800
£3k - £3k
Monthly
£2,800
Yield
5.60%
Verdict
Derived from HomePortfolio scores
21 Highmeadow Crescent earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
77
HP Score
77/ 100
Strong
66
Investment Score
66/ 100
Moderate
23
Crime Score
23/ 100
Moderate
83
Walkability
83/ 100
High
Transit & Bike
Transit 31Bike 43
Walk Score, out of 100
Valuation & Market
Sale Estimate£600,000
Rent Estimate (pcm)£2,800
Gross Yield5.60%
1y Growth-
3y Growth-4.0%
5y Growth-1.2%
10y Growth+0.7%
Last Sold Price£610,000 (2017-12-14)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW9 0XE
Approval Rate
-12mo
Development
low
- Pending26/2780Prior 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
- Pending26/2750Demolition 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.
- Pending26/2751Certificate of lawfulness for proposed rear dormer extension, hip-to-gable roof extension, and 3x front rooflights to dwellinghouse.
Ownership
- Corporate Ownership34.1%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2017-12-14
- SourceLand Registry
Connectivity
Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£34,871
Population Density3,828 /km²
Owner Occupied46%
Age Distribution
0-15 17%16-64 70%65+ 13%
Schools Nearby
- Bnos Beis Yaakov Primary School0.1 miGood
- Oliver Goldsmith Primary School0.2 miGood
- -St Robert Southwell Catholic Primary School0.3 mi
- Kingsbury Green Primary School0.4 miGoodImproving
3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 47A High Meadow Crescent-£270k-
- 51 High Meadow Crescent-£420k-
- 51 High Meadow Crescent-£505k-
- 19 High Meadow Crescent-£436k-