Flat 3, Hogarth Court, North End, London, NW3 7HJ

UPRN:5004611Purpose Built Flat3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band GEPC: D (58)

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

Flat 3, Hogarth Court, North End, London, NW3 7HJ

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,129,000

£1.07M - £1.19MHigh

Estimate

£1.13M

Range

£1.07M – £1.19M

Rent Estimate (pcm)

£4,550

£4k - £5k

Monthly

£4,550

Yield

4.96%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 77/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (67/100). 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

67/ 100

Moderate

Transit & Bike

Transit 48Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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: 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 +2.6% (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 5004611· as of 13 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.78
- valuation_snapshotsrent estimate 4550/mo (range 4100-5050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,426/mo, -31% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 84 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 10 Nov 2026
Risk & liquidity14.7/15
380 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£4,550/mo

Evidenced range £4,100-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£563/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 5004611Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4550/mo (range 4100-5050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 4550/mo (range 4100-5050)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£1,129,000

Rent Estimate (pcm)£4,550

Gross Yield4.96%

1y Growth-52.7%

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£1,150,000 (2012-09-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW3 7HJ

Approval Rate

-12mo

Development

low

26/4029/S73
Variation of condition 1 (Approved plans) of planning permission reference 25/4912/HSE dated 02/02/2026 for Single storey rear extension with 1no. rooflight. Alterations to roof above kitchen. External level drop down with new steps. New terrace area with new garden retaining wall. Variation to include altering size of door opening
Pending
26/4025/LBC
Installation of new floor covering over retained floorboards in the White House drawing room and installation of underfloor heating from below under the same floor
Pending
26/3999/S73
Variation of condition 1 (Approved plans) 9 (Conservation Type Rooflight) of planning permission reference 22/2216/HSE dated 15/10/26 for 'External alterations including amendments to ground floor flat roof and parapet, conversion of garage to habitable space at lower ground floor including replacement of garage door with new door and windows and reconfiguration of external land. New outdoor pool with associated hard landscaping and plant equipment in lower part of rear garden, internal reconfiguration of existing dwelling including alterations to lower ground floor layout and to provide corridor access to the separated gym and cinema area , installation of new lift and associated works, replacement of stairs and lower and ground floor levels, 5`6roof, relocation of 2no. ac units from the rear elevation to roof' Variation to include removal of condtion 9 for rooflight as not technically feasible
Pending

View Planning Timeline