16 Rosecroft Avenue, London, NW3 7QB

UPRN:5024161Detached House6 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band HEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£6,210,000

£4.97M - £7.45MLow

Estimate

£6.21M

Range

£4.97M – £7.45M

Rent Estimate (pcm)

£27,600

£25k - £30k

Monthly

£27,600

Yield

3.70%

Verdict

Derived from HomePortfolio scores

16 Rosecroft Avenue earns an INVESTIGATE rating with HP Score 81/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (78/100). 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

81/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

78/ 100

High

Transit & Bike

Transit 26Bike 53

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£8,950,000

At the asking price

Monthly rent£27,600/mo

Evidenced range £25,450-£29,700

Interest rate5.4%

Loan to value75%

Cash required: £3,674,050
Net cash flow: -£11,099/mo
Cash on cash: -3.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - below 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£6,210,000

Rent Estimate (pcm)£27,600

Gross Yield3.70%

1y Growth-

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£4,150,000 (2018-04-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3NW3 7QB

Approval Rate

100%12mo

Development

low

2026/4839/T
(TPO REF: C98) REAR GARDEN: 1 x Bay (Laurus nobilis) - Prune back to previous points.
Pending
2026/4790/P
Proposed first floor infill extension.
Pending
2026/4123/P
Replacement of entrance lobby.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-04-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied57%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

St Luke's Church of England School
0.2 mi
Good
St Margaret's School
0.2 mi
Inspected by ISI
All Saints' CofE Primary School NW2
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Emmanuel Church of England Primary School
0.6 mi
GoodImproving

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

View All Schools

Comparables

View All

20 Rosecroft Avenue
-
£875k
-
20 Rosecroft Avenue
-
£1.18M
-
20 Rosecroft Avenue
-
£1.08M
-
26A Rosecroft Avenue
-
£3.30M
-

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