16 Willes Road, London, NW5 3DS

UPRN:5037728Flat/Maisonette3 bedsBuilt 1950-1966

Tenure: -Council Tax: Band DEPC: C (73)

Data freshness:Price Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£611,000

£489k - £733kLow

Estimate

£611k

Range

£489k – £733k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

5.79%

Verdict

Derived from HomePortfolio scores

16 Willes Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

78/ 100

Strong

Investment Score

75/ 100

High

Crime Score

48/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 80Bike 82

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
advert has 1 bedrooms but the valuation snapshot describes 3 - the UPRN's evidence is for a different home

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£580,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,600-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £194,300
Net cash flow: -£19/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - clears 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£611,000

Rent Estimate (pcm)£2,800

Gross Yield5.79%

1y Growth-

3y Growth-1.4%

5y Growth-0.6%

10y Growth-0.4%

Last Sold Price£490,000 (2025-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NW5 3DS

Approval Rate

100%12mo

Development

low

2026/4828/P
Erection of a mansard style roof extension, incorporating a rear roof terrace.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership58.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change2025-11-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density15,258 /km²

Owner Occupied45%

Age Distribution

0-15 14%16-64 71%65+ 15%

View Area Profile

Schools Nearby

College Francais Bilingue De Londres
0.1 mi
Outstanding
St Patrick's Catholic Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Rhyl Community Primary School
0.2 mi
Outstanding
Harmood School
0.3 mi
Good

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

View All Schools

Comparables

View All

12 Willes Road
-
£1.80M
-
16 Willes Road
-
£490k
-
18 Willes Road
-
£510k
-
12 Willes Road
-
£1.89M
-

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