Flat 6, Highcroft, 170 Highgate Road, London, NW5 1EJ

UPRN:5003674Flat/Maisonette2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band EEPC: C (78)

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

Flat 6, Highcroft, 170 Highgate Road, London, NW5 1EJ

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£606,000

£575k - £636kHigh

Estimate

£606k

Range

£575k – £636k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

5.60%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 86/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

86/ 100

Strong

Investment Score

75/ 100

High

Crime Score

18/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 54Bike 80

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£600,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£87/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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£606,000

Rent Estimate (pcm)£2,800

Gross Yield5.60%

1y Growth+11.5%

3y Growth-1.4%

5y Growth-0.6%

10y Growth-0.4%

Last Sold Price£575,000 (2023-10-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW5 1EJ

Approval Rate

-12mo

Development

low

2026/4815/T
WEST CEMETERY: 1 x Cherry tree (Prunus) (T052) - Fell to ground level.
Pending
2026/4821/T
EAST CEMETERY: 1 x Elm (T1) - Fell to ground level.
Pending
2026/4220/P
Replacement balcony doors and 3No. windows
Pending

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2023-10-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density10,291 /km²

Owner Occupied59%

Age Distribution

0-15 17%16-64 64%65+ 19%

View Area Profile

Schools Nearby

La Sainte Union Catholic Secondary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
William Ellis School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Parliament Hill School
0.1 mi
OutstandingImproving
Wildwood Nature School
0.3 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Highcroft, 170 Highgate Road
-
£1.15M
-
Highcroft, 170 Highgate Road
-
£575k
-
Highcroft, 170 Highgate Road
-
£604k
-
Highcroft, 170 Highgate Road
-
£575k
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN