12 Downside Crescent, London, NW3 2AP
UPRN:5062519Flat/Maisonette3 bedsBuilt 1900-1929
Shared ownershipCouncil Tax: -EPC: C (71)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T14:01:41.466199+00:00)Planning· 6mo agoPlanning: stale, refreshed 6mo ago (2026-05-20T08:19:50.636452+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (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 2d 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 refresh
HP Score
82
/ 100
Strong
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
17 of 21 sourcesSale Estimate
£1,281,000
£1.02M - £1.54MLow
Estimate
£1.28M
Range
£1.02M – £1.54M
Rent Estimate (pcm)
£5,150
£5k - £6k
Monthly
£5,150
Yield
4.82%
Verdict
Derived from HomePortfolio scores
12 Downside Crescent earns an INVESTIGATE rating with HP Score 82/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (92/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. 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
82
HP Score
82/ 100
Strong
70
Investment Score
70/ 100
High
20
Crime Score
20/ 100
Moderate
92
Walkability
92/ 100
Excellent
Transit & Bike
Transit 86Bike 72
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,281,000
Rent Estimate (pcm)£5,150
Gross Yield4.82%
1y Growth-
3y Growth-2.2%
5y Growth-0.4%
10y Growth+0.3%
Last Sold Price£485,000 (2000-04-17)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
1NW3 2AP
Approval Rate
100%12mo
Development
low
- Pending2026/4901/TFRONT GARDEN: 1 x Lime (T1) - Reduce the crown by up to 2m, cutting back to the most recent points of reduction. Raise the crown to 6m above pavement and road level and remove all epicormic growth throughout the crown.
- Pending2026/4902/TREAR GARDEN: 1 x Yew (T1) - Fell to ground level.
- Pending2026/4903/TREAR GARDEN: 1 x Bay (T2) - Prune overhanging sections by up to 1m.
Ownership
- Corporate Ownership52.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsNone
- Lease TypeShared ownership
- Last Ownership Change2000-04-17
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£44,088
Population Density-
Owner Occupied37%
Age Distribution
0-15 17%16-64 70%65+ 13%
Schools Nearby
- Rosary Catholic Primary School0.1 miGood
- Royal Free Hospital Children's School0.2 miOutstanding
- Inspected by ISIHampstead Hill School0.2 mi
- Inspected by ISISt Christopher's School0.3 mi
0 of 2 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 18 Downside Crescent-£750k-
- 4 Downside Crescent-£5.75M-
- 18 Downside Crescent-£515k-
- 18 Downside Crescent-£430k-