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Flat 60, Hammond Court, 20 Watermill Lane, London, N18 1FA

UPRN:207018784Purpose Built Flat1 bedsBuilt 2012-2021
LeaseholdCouncil Tax: Band BEPC: B (83)
Data freshness:Listing· 7mo agoListing: stale, refreshed 7mo ago (2026-04-11T20:33:44.036874+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T12:07:43.604366+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:08:06.438701+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 5mo agoCouncil Tax: stale, refreshed 5mo ago (2026-06-08T12:02:01.568776+00:00)
Flat 60, Hammond Court, 20 Watermill Lane, London, N18 1FA

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£200,000
£190k - £210kHigh
Estimate
£200k
Range
£190k – £210k
Rent Estimate (pcm)
£1,150
£1k - £1k
Monthly
£1,150
Yield
6.90%

Verdict

Derived from HomePortfolio scores

Flat 60 earns an INVESTIGATE rating with HP Score 71/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (69/100). 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 NationsMarket 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
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HP Score
71/ 100
Mixed
Investment Score
71/ 100
High
Crime Score
29/ 100
Moderate
Walkability
69/ 100
Moderate
Transit & Bike
Transit 55Bike 59
Walk Score, out of 100

Valuation & Market

Sale Estimate£200,000
Rent Estimate (pcm)£1,150
Gross Yield6.90%
1y Growth-
3y Growth+2.3%
5y Growth+2.3%
10y Growth+2.6%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseHigh
View Full Risk Report

Planning Activity

Recent Apps
0N18 1FA
Approval Rate
-12mo
Development
low
  • HGY/2026/2932
    Approval of details reserved by a condition 4(Land contamination) attachd to planning application reference HGY/2024/1203
    Pending
  • HGY/2026/2941
    Discharge of the obligation under paragraph 3.1 (Energy Plan) of Section 106 legal agreement attached to planning permission ref. HGY/2024/1203
    Pending
  • 26/04391/PRH
    Single storey rear extension 6m deep x 3m high (3m high to eaves) and single storey infill extension 3.4m deep x 3m high (3m high to eaves).
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership63.6%
  • Overseas OwnershipNo
  • Lease Term Remaining88 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£34,962
Population Density15,684 /km²
Owner Occupied12%
Age Distribution
0-15 24%16-64 67%65+ 9%
View Area Profile

Schools Nearby

  • Wilbury Primary School
    0.2 mi
    Good
  • Lift Aylward
    0.3 mi
    Report card2025

    Ofsted no longer awards a single overall grade.

  • The Devonshire Hill Nursery & Primary School
    0.5 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • St John and St James CofE Primary School
    0.6 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Hammond Court, 20 Watermill Lane
    -
    £269k
    -
  • Hammond Court, 20 Watermill Lane
    -
    £240k
    -
  • Hammond Court, 20 Watermill Lane
    -
    £320k
    -
  • Hammond Court, 20 Watermill Lane
    -
    £320k
    -