2 Linacre Road, London, NW2 5BB

UPRN:202221164End Terrace House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: D (60)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,011,000

£910k - £1.11MMedium

Estimate

£1.01M

Range

£910k – £1.11M

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

10.67%

Verdict

Derived from HomePortfolio scores

2 Linacre Road earns an INVESTIGATE rating with HP Score 62/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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 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

Crime Score

95/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 48Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£450,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,550-£4,400

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £1,250/mo
Cash on cash: 10.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.63 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,011,000

Rent Estimate (pcm)£4,000

Gross Yield10.67%

1y Growth-

3y Growth-1.3%

5y Growth-0.9%

10y Growth+0.3%

Last Sold Price£780,000 (2019-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW2 5BB

Approval Rate

-12mo

Development

low

26/2789
Details pursuant to conditions 3 (Landscaping), 4 (Materials) and 5 (Cycle Parking), of Full Planning Permission application 25/3591, Appeal reference APP/T5150/6007461 dated 24/07/2026 for Erection of new three storey building to accommodate 3x self-contained flats with amenity space, refuse and cycle storage spaces and alteration to fenestration of Block 17-19 Norman Court, 59 Pound Lane, London, NW10 2HH
Pending
26/2742
Proposed loft extension and conversion into habitable space and installation of 2x front and 1x side windows to first-floor flat
Pending
26/2760
Non material amendment (Amendment to rear roof and location of roof windows) of Householder application reference 24/2237 dated 10/12/2024 for Alterations to existing garage and utility rooms and erection of proposed single-storey side extension, new doors to rear and pergola to dwellinghouse
Pending

View Planning Timeline