Flat 14, Academy Court, 34 Glengall Road, London, NW6 7FB

UPRN:202195172Converted Flat1 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band CEPC: C (77)

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

Flat 14, Academy Court, 34 Glengall Road, London, NW6 7FB

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

£350,000

£333k - £368kHigh

Estimate

£350k

Range

£333k – £368k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

4.17%

Verdict

Derived from HomePortfolio scores

Flat 14 earns an INVESTIGATE rating with HP Score 62/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (97/100). 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

62/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 86Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 31 Oct 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 +1.4% (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 202195172· as of 9 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1100-1350)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -703/mo, -59% 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 31 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 253 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 31 Oct 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

£259,000£396,500

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£345,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £112,050
Net cash flow: -£334/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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 202195172Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1350)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 1200/mo (range 1100-1350)
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. 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. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£350,000

Rent Estimate (pcm)£1,200

Gross Yield4.17%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£310,000 (2011-08-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW6 7FB

Approval Rate

-12mo

Development

low

2026/4844/T
FRONT GARDEN: 1 x Lime (T1) - Reduce crown by 35%, back to previous growth points 4m of height and 2.5m of width.
Pending
26/2769
T1. Sycamore (Acer psuedoplatanus) Rear garden Large mature tree dominating rear garden and overhanging adjacent gardens. Snapped branches throughout canopy, and squirrel damage on new growth. Previously reduced 4 years ago. Reduce canopy to previous points of reduction (3m in height and 2m in lateral spread) to maintain cyclical pruning and improve light into surrounding areas.
Pending
26/2743
Creation of basement level and rear extensions at ground floor to increase rooms from 21 existing to 26 proposed rooms, formation of internal courtyard, reconfiguration of existing layouts, provision for cycle and refuse storage, landscaping and boundary treatment to hotel.
Pending

View Planning Timeline