52 Hillfield Court, Belsize Avenue, London, NW3 4BG
UPRN:5025637Flat/Maisonette1 bedsBuilt 1930-1949
LeaseholdCouncil Tax: Band DEPC: D (60)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T14:01:41.466199+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:47:27.812026+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+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)Schools· freshSchools: fresh, refreshed yesterday (2026-11-05T17:42:09.721250+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 refresh
HP Score
84
/ 100
Strong
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£560,000
£532k - £588kHigh
Estimate
£560k
Range
£532k – £588k
Rent Estimate (pcm)
£2,250
£2k - £2k
Monthly
£2,250
Yield
4.82%
Verdict
Derived from HomePortfolio scores
52 Hillfield Court earns an INVESTIGATE rating with HP Score 84/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (94/100). 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)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
84
HP Score
84/ 100
Strong
67
Investment Score
67/ 100
Moderate
16
Crime Score
16/ 100
Moderate
94
Walkability
94/ 100
Excellent
Transit & Bike
Transit 82Bike 70
Walk Score, out of 100
Valuation & Market
Sale Estimate£560,000
Rent Estimate (pcm)£2,250
Gross Yield4.82%
1y Growth-19.2%
3y Growth-2.2%
5y Growth-0.4%
10y Growth+0.3%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW3 4BG
Approval Rate
-12mo
Development
low
- Pending2026/4858/TREAR GARDEN: 1 x Horse Chestnut (T1) - Fell to ground level.
- Pending2026/4853/TDD 5 Day Notice REAR GARDEN: 1 x Oak (T1) - Fell to ground level.
- Pending2026/4851/TCOURTYARD AREA (SEE PLAN): 1 x Mulberry (T1) - Reduce crown to previous pruning points, approx. 2m reduction. 1 x Cherry (T2) - Reduce crown to previous pruning points, approx. 3m reduction. 1 x Cherry (T3) - Reduce crown to previous pruning points, approx. 1m reduction.
Ownership
- Corporate Ownership52.5%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£44,088
Population Density17,529 /km²
Owner Occupied35%
Age Distribution
0-15 13%16-64 74%65+ 13%
Schools Nearby
- Inspected by ISISt Christopher's School0.1 mi
- Rosary Catholic Primary School0.1 miGood
- Inspected by ISIHampstead Hill School0.2 mi
- Maria Montessori School0.2 miGood
0 of 3 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Hillfield Court Belsize Avenue-£725k-
- Hillfield Court Belsize Avenue-£1.18M-
- Hillfield Court Belsize Avenue-£485k-
- Hillfield Court Belsize Avenue-£475k-