Flat 7, 10 Wellington Road, London, NW10 5BB

UPRN:202151334Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (73)

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

Flat 7, 10 Wellington Road, London, NW10 5BB

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

£726,000

£690k - £762kHigh

Estimate

£726k

Range

£690k – £762k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

5.78%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 71/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

70/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 65Bike 78

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 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 +7.0% (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 202151334· as of 9 Oct 2026
Rental economics5.6/40
gross yield 5.8%; range width penalty ×0.89
- valuation_snapshotsrent estimate 3250/mo (range 3000-3500)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,053/mo, -32% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 249 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 7 Nov 2026
Risk & liquidity14.7/15
474 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £3,000-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£28/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - clears 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 202151334Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 3000-3500)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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 3250/mo (range 3000-3500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 249 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£726,000

Rent Estimate (pcm)£3,250

Gross Yield5.78%

1y Growth-

3y Growth-5.8%

5y Growth+0.0%

10y Growth+1.1%

Last Sold Price£535,000 (2007-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW10 5BB

Approval Rate

-12mo

Development

low

26/2793
Reversion of 2x self-contained flats into a single family dwellinghouse, single storey rear extension and first floor rear roof terrace with privacy screen
Pending
26/07381/CLEUD
Use of the ground floor rear flat as short-term visitor accommodation.
Pending
26/07363/FULL
Demolition of existing rear/side extension and construction of a new extension together with new glazing and doors, and changing the existing rooflights to the rear roof slope with new rooflights.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining130 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density15,930 /km²

Owner Occupied31%

Age Distribution

0-15 16%16-64 78%65+ 6%

View Area Profile

Schools Nearby

Bales College
0.1 mi
Inspected by ISI
Ark Franklin Primary Academy
0.2 mi
Inspected as Kensal Rise Primary School (URN 101523) on 27 Nov 2012
Ark Brunel Primary Academy
0.4 mi
GoodConcerns
Princess Frederica CofE Primary School
0.4 mi
GoodConcerns

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Wellington Road
-
£435k
-
10 Wellington Road
-
£1.14M
-
10 Wellington Road
-
£530k
-
10 Wellington Road
-
£515k
-

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