Flat 5, 8 Holly Hill, London, NW3 6SE
UPRN:5026942Flat/Maisonette2 bedsBuilt 1900-1929
LeaseholdCouncil Tax: Band EEPC: D (56)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:09:03.817253+00:00)Ownership· freshOwnership: fresh, refreshed 2d ago (2026-11-06T18:33:45.755145+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 3d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
66
/ 100
Mixed
Verdict
2 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£904,000
£814k - £995kMedium
Estimate
£904k
Range
£814k – £995k
Rent Estimate (pcm)
£3,650
£3k - £4k
Monthly
£3,650
Yield
4.85%
Verdict
Derived from HomePortfolio scores
Flat 5 earns an INVESTIGATE rating with HP Score 66/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (64/100). 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)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
66
HP Score
66/ 100
Mixed
64
Investment Score
64/ 100
Moderate
58
Crime Score
58/ 100
Elevated
64
Walkability
64/ 100
Moderate
Transit & Bike
Transit 53Bike 56
Walk Score, out of 100
Valuation & Market
Sale Estimate£904,000
Rent Estimate (pcm)£3,650
Gross Yield4.85%
1y Growth-
3y Growth-2.2%
5y Growth-0.4%
10y Growth+0.3%
Last Sold Price£360,000 (2003-02-18)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW3 6SE
Approval Rate
-12mo
Development
low
- Pending2026/4900/TFRONT GARDEN: 1 x Birch (T1) - Reduce overall crown by 1.5m - 2.5m. 1 x Bay (T2) - Trim overall crown up to 1m to shape. 1 x Holly (T4) - Reduce height by 2m. REAR GARDEN: 1 x Cedar (T3) - Prune lateral growth over access road by up to 2m.
- Pending2026/4902/TREAR GARDEN: 1 x Yew (T1) - Fell to ground level.
- Pending2026/4873/TREAR GARDEN: 1 x Ginkgo (T1) - Crown reduce height by 2m. Crown reduce spread by 1.5m. Crown thin by 10%.
Ownership
- Corporate Ownership52.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2003-02-18
- SourceLand Registry
Connectivity
Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£44,088
Population Density15,820 /km²
Owner Occupied32%
Age Distribution
0-15 15%16-64 68%65+ 17%
Schools Nearby
- Hampstead Parochial Church of England Primary School0.1 miGood
- New End Primary School0.2 miGood
- Christ Church Primary School, Hampstead0.2 miOutstanding
- Inspected by ISIUniversity College School0.3 mi
2 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 12 - 14 Holly Hill-£3.16M-
- 8 Holly Hill-£455k-
- 22 Holly Hill-£1.20M-
- 8 Holly Hill-£740k-