22 West Hill Park, London, N6 6ND
UPRN:5031469Detached House3 bedsBuilt 1983-1990
FreeholdCouncil Tax: Band HEPC: D (67)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:01:41.466199+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+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· 3mo agoSchools: stale, refreshed 3mo ago (2026-08-06T07:49:20.947654+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 refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
74
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£2,865,000
£2.72M - £3.01MHigh
Estimate
£2.87M
Range
£2.72M – £3.01M
Rent Estimate (pcm)
£10,300
£9k - £11k
Monthly
£10,300
Yield
4.31%
Verdict
Derived from HomePortfolio scores
22 West Hill Park earns an INVESTIGATE rating with HP Score 74/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
74
HP Score
74/ 100
Mixed
58
Investment Score
58/ 100
Moderate
28
Crime Score
28/ 100
Moderate
75
Walkability
75/ 100
High
Transit & Bike
Transit 20Bike 68
Walk Score, out of 100
Valuation & Market
Sale Estimate£2,865,000
Rent Estimate (pcm)£10,300
Gross Yield4.31%
1y Growth-
3y Growth-4.4%
5y Growth-2.5%
10y Growth-0.7%
Last Sold Price£688,450 (1999-05-06)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
3N6 6ND
Approval Rate
100%12mo
Development
low
- PendingHGY/2026/2995T1: Ash (18m): Reduce overhang back to boundary removing 3m of growth to reduce risk of failure T2: Eucalyptus (8m): Pollard to 4m (removing 4m of growth) to keep trees at a size suitable for its location and as part of regular maintenance
- Pending2026/4815/TWEST CEMETERY: 1 x Cherry tree (Prunus) (T052) - Fell to ground level.
- Pending2026/4821/TEAST CEMETERY: 1 x Elm (T1) - Fell to ground level.
Ownership
- Corporate Ownership58.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change1999-05-06
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£44,088
Population Density-
Owner Occupied72%
Age Distribution
0-15 14%16-64 60%65+ 26%
Schools Nearby
- Inspected by ISIHighgate School0.5 mi
- St Michael's CofE Voluntary Aided Primary School0.5 miOutstanding
- La Sainte Union Catholic Secondary School0.6 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Brookfield Primary School0.6 miGood
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 22 West Hill Park-£2.60M-
- 6 West Hill Park-£1.95M-
- 16 West Hill Park-£1.10M-
- 35 West Hill Park-£2.65M-