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9 Reed's Place, London, NW1 9NA

UPRN:5035824Terrace Property3 bedsBuilt before 1900
FreeholdCouncil Tax: Band EEPC: C (74)
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 (2026-07-10T09:47:21.216617+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· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+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)
9 Reed's Place, London, NW1 9NA

HP Score

Strong
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
17 of 21 sources
Sale Estimate
£1,444,000
£1.37M - £1.52MHigh
Estimate
£1.44M
Range
£1.37M – £1.52M
Rent Estimate (pcm)
£6,250
£6k - £7k
Monthly
£6,250
Yield
5.19%

Verdict

Derived from HomePortfolio scores

9 Reed's Place earns an INVESTIGATE rating with HP Score 77/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (99/100). 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)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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
77/ 100
Strong
Investment Score
64/ 100
Moderate
Crime Score
32/ 100
Moderate
Walkability
99/ 100
Excellent
Transit & Bike
Transit 96Bike 82
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,444,000
Rent Estimate (pcm)£6,250
Gross Yield5.19%
1y Growth-
3y Growth-9.6%
5y Growth-2.1%
10y Growth-0.7%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0NW1 9NA
Approval Rate
-12mo
Development
low
  • 2026/4852/T
    FRONT GARDEN: 1 x Magnolia (T1) - Reduce crown to previous pruning points, approx. 2m reduction. REAR GARDEN:1 x Eucalyptus (T2) - Reduce crown to previous pruning points, approx. 2m reduction. 1 x Ceanothus (T3) - Trim top of crown with hedge cutters to make as dome-like as possible.
    Pending
  • 2026/4856/A
    Proposed to install 1x internally illuminated fascia sign, 7x non illuminated fascia sign, 2x internally illuminated projecting sign, 4x internally applied vinyl, 1x internally applied Store directory
    Pending
  • 2026/4828/P
    Erection of a mansard style roof extension, incorporating a rear roof terrace.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership36.5%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsNone
  • Lease TypeFreehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
18 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088
Population Density-
Owner Occupied29%
Age Distribution
0-15 16%16-64 71%65+ 13%
View Area Profile

Schools Nearby

  • Hawley Primary School
    0.2 mi
    Good
  • Holy Trinity and Saint Silas CofE Primary School, NW1
    0.2 mi
    Report card2025

    Ofsted no longer awards a single overall grade.

  • Harmood School
    0.2 mi
    Good
  • The Camden School for Girls
    0.3 mi
    Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 11 Reeds Place
    -
    £1.45M
    -
  • 1 Reeds Place
    -
    £1.12M
    -
  • 6 Reeds Place
    -
    £1.40M
    -
  • 5 Reeds Place
    -
    £795k
    -