Flat 5, 7 Craven Park, London, NW10 8SU

UPRN:202111092Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band CEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 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

19 of 21 sources

Sale Estimate

£348,000

£279k - £418kLow

Estimate

£348k

Range

£279k – £418k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

4.28%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 60/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (85/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

81/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 61Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.3%; range width penalty ×0.88
- valuation_snapshotsrent estimate 1550/mo (range 1450-1700)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -826/mo, -53% 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
Risk & liquidity9.3/15
474 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£435,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £143,550
Net cash flow: -£395/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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_snapshotsrent estimate 1550/mo (range 1450-1700)Rental economics · as of 10 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1550/mo (range 1450-1700)

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£348,000

Rent Estimate (pcm)£1,550

Gross Yield4.28%

1y Growth-

3y Growth-5.8%

5y Growth+0.0%

10y Growth+1.1%

Last Sold Price£171,500 (2008-03-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1NW10 8SU

Approval Rate

0%12mo

Development

low

26/2776
Change of use of first floor maisonette into 2 self-contained flats, rear dormer extension and alteration to fenestration
Pending
26/2677
Replacement double-glazed uPVC windows to match existing, and replacement of the existing front timber door with a uPVC door to flats.
Pending
26/2676
Proposed replacement of rear doors to the flats.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2008-03-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density16,134 /km²

Owner Occupied14%

Age Distribution

0-15 21%16-64 72%65+ 7%

View Area Profile

Schools Nearby

Harlesden Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Fawood Nursery School & Family Wellbeing Centre
0.3 mi
Good
The Stonebridge School
0.3 mi
Requires improvement
St Joseph's Roman Catholic Primary School
0.3 mi
Outstanding

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

9 Craven Park
-
£240k
-
9 Craven Park
-
£240k
-
19 Craven Park
-
£270k
-
11 Craven Park
-
£1.45M
-

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