94 Agar Grove, London, NW1 9TL

UPRN:5044791Flat/Maisonette1 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: E (52)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

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

£558,000

£447k - £670kLow

Estimate

£558k

Range

£447k – £670k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

11.20%

Verdict

Derived from HomePortfolio scores

94 Agar Grove earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (90/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

90/ 100

Excellent

Transit & Bike

Transit 67Bike 78

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics35.1/40
gross yield 11.2%; range width penalty ×0.88; the estimate this rent rides on sits 46% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2800/mo (range 2550-3000)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 46% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin21.8/30
stressed cash flow +610/mo, +22% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Risk & liquidity9.2/15
284 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£300,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £926/mo
Cash on cash: 11.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.77 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsrent estimate 2800/mo (range 2550-3000)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 46% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2800/mo (range 2550-3000)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£558,000

Rent Estimate (pcm)£2,800

Gross Yield11.20%

1y Growth+90.4%

3y Growth-9.6%

5y Growth-2.1%

10y Growth-0.7%

Last Sold Price£351,000 (1999-11-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1NW1 9TL

Approval Rate

100%12mo

Development

low

2026/4868/T
FRONT GARDEN: 1 x Amelanchier (T1) - Reduce crown to previous points of reduction, 1m approx. branch removal.
Pending
2026/4828/P
Erection of a mansard style roof extension, incorporating a rear roof terrace.
Pending
2026/3953/P
Erection of a ground floor single storey rear extention
Pending

View Planning Timeline

Ownership

Corporate Ownership36.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change1999-11-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density20,835 /km²

Owner Occupied16%

Age Distribution

0-15 22%16-64 71%65+ 7%

View Area Profile

Schools Nearby

The Camden School for Girls
0.2 mi
Good
Brecknock Primary School
0.3 mi
Good
Abacus Belsize Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Bridge School
0.4 mi
Inspected as The Bridge School (URN 134030) on 11 Dec 2013

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

View All Schools

Comparables

View All

98 Agar Grove
-
£2.40M
-
98 Agar Grove
-
£1.26M
-
90B Agar Grove
-
£570k
-
96 Agar Grove
-
£543k
-

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