3 Treetop Mews, London, NW6 7BL

UPRN:202205891End Terrace House4 bedsBuilt 2012 onwards

FreeholdCouncil Tax: Band GEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 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

£1,437,000

£1.37M - £1.51MHigh

Estimate

£1.44M

Range

£1.37M – £1.51M

Rent Estimate (pcm)

£5,050

£5k - £6k

Monthly

£5,050

Yield

4.66%

Verdict

Derived from HomePortfolio scores

3 Treetop Mews earns an INVESTIGATE rating with HP Score 79/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (85/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

73/ 100

High

Crime Score

27/ 100

Moderate

Walkability

85/ 100

Excellent

Transit & Bike

Transit 53Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +9.5% (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 13 Oct 2026
- valuation_snapshotsestimate for 202205891· as of 13 Oct 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.76
- valuation_snapshotsrent estimate 5050/mo (range 4500-5600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,903/mo, -38% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 245 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 3 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£5,050/mo

Evidenced range £4,500-£5,600

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£891/mo
Cash on cash: -2.3%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 202205891Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 5050/mo (range 4500-5600)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 5050/mo (range 4500-5600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 245 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£1,437,000

Rent Estimate (pcm)£5,050

Gross Yield4.66%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£1,170,000 (2013-11-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW6 7BL

Approval Rate

-12mo

Development

low

26/2775
T1: Magnolia (4m): Crown reduce by 1m to keep trees at a size suitable for its location and as part of regular maintenance. G1: Group of 5 trees including 2 x Plum and 3 x Apple (6m): Crown reduce to previous points removing 1.5m of re-growth to keep trees at a size suitable for its location and as part of regular maintenance T2: Contorted Willow (6m): Re-pollard to previous removing 2m to keep trees at a size suitable for its location and as part of regular maintenance
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
26/2737
Ash tree (self seeding) within 0.5m from boundary wall. Our property is located on shrinkable London clay soil. Fast-growing, high-water-demand trees situated within half a metre of building foundations present a long-term risk of soil desiccation, clay shrinkage, and potential foundation movement. We have been advised to remove the tree to ground level.
Pending

View Planning Timeline