Flat 7, Japonica Apartments, 89 Hilltop Avenue, London, NW10 8GN

UPRN:202211120Purpose Built Flat1 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band BEPC: B (83)

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

Flat 7, Japonica Apartments, 89 Hilltop Avenue, London, NW10 8GN

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£267,000

£253k - £280kHigh

Estimate

£267k

Range

£253k – £280k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 70/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (80/100). 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)Defra 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

70/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

56/ 100

Elevated

Walkability

80/ 100

High

Transit & Bike

Transit 45Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 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: the estimate sits 25% above the ask; lead to verify: 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 +25.1% (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 Nov 2026
- valuation_snapshotsestimate for 202211120· as of 9 Nov 2026
Rental economics15.3/40
gross yield 7.2%; range width penalty ×0.87; the estimate this rent rides on sits 25% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1200/mo (range 1100-1300)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -92/mo, -8% 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
Seller motivationNot scored
context, not scored: 2 price cut(s), 588 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 6 Nov 2026
Risk & liquidity14.6/15
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

£150,000£230,000

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£200,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £62,800
Net cash flow: £156/mo
Cash on cash: 3.0%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 202211120Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1300)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 25% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 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_date

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 1100-1300)
Rental economics needs verification before you rely on it
sale estimate 25% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
2 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£267,000

Rent Estimate (pcm)£1,200

Gross Yield7.20%

1y Growth-

3y Growth-5.8%

5y Growth+0.0%

10y Growth+1.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW10 8GN

Approval Rate

-12mo

Development

low

26/2674
Change of use of first floor flat into 3 bedroom/4 person house in multiple occupation
Pending
26/0184/NMAOPDC
Application under Section 96A of the Town and Country Planning Act 1990 (as amended) for non-material amendments to planning permission reference 26/0007/FUMOPDC dated 04/09/2026, comprising amendments to the building position, the commercial pod finished floor levels, landscaping, roof design and external lighting.
Pending
26/2637
Prior approval for the enlargement of a dwellinghouse by the construction of one additional storey (maximum height: 2.75m above the highest part of the roof as existing)
Pending

View Planning Timeline