Flat 4, 1 Buckland Crescent, London, NW3 5DH

UPRN:5066554Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band EEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Flat 4, 1 Buckland Crescent, London, NW3 5DH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£810,000

£770k - £851kHigh

Estimate

£810k

Range

£770k – £851k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

2.60%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 82/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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

82/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 98Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 31 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -85.2% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 5066554· as of 9 Oct 2026
Rental economics0/40
gross yield 2.6%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3250/mo (range 2950-3600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -4,069/mo, -125% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 31 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 372 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 31 Oct 2026
Risk & liquidity14.6/15
380 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£1,125,000£1,725,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,500,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,950-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£2,813/mo
Cash on cash: -6.2%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.64 - below 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_snapshotsestimate for 5066554Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 2950-3600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3250/mo (range 2950-3600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 372 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£810,000

Rent Estimate (pcm)£3,250

Gross Yield2.60%

1y Growth-

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£825,000 (2021-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1NW3 5DH

Approval Rate

100%12mo

Development

low

2026/4818/T
REAR GARDEN: 1 x Lime (T1) - Reduce to previous, most recent pruning points, (approx. 2m - 3m).
Pending
2026/4808/T
DD 5 Day Notice REAR GARDEN: 1 x Sycamore (T1) - Fell to ground level.
Pending
2026/4796/T
REAR GARDEN: 1 x Magnolia (T2) - Prune back crown from the property to achieve approx. 0.5m of clearance, pruning to suitable growth points. 1 x Silver Birch Group (T4) - Reduce height by approx. 0.5m making pruning cuts to suitable growth points and retaining the natural character 1 x Silver Birch (T5) - Crown reduction of up to 1.5m, pruning back to suitable growth points while retaining the tree's natural form. 1 x Bay (T6) - Reduce overall height by up to 3m and lateral crown reduction of up to 1.5m to reshape. 1 x Holly (T9) - Fell to ground level. 2 x Elder (T10 & T11) - Fell to ground level. 1 x Japanese Maple (Acer) (T13) - Crown reduction of 1m and reshape.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-04-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density14,354 /km²

Owner Occupied37%

Age Distribution

0-15 19%16-64 71%65+ 10%

View Area Profile

Schools Nearby

South Hampstead High School GDST
0.1 mi
Inspected by ISI
The Hall School
0.2 mi
Inspected by ISI
Holy Trinity CofE Primary School, NW3
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Central School of Speech and Drama
0.2 mi
-

1 of 2 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

21B Buckland Crescent
-
£1.37M
-
23A Buckland Crescent
-
£1.06M
-
11 Buckland Crescent
-
£1.01M
-
25E Buckland Crescent
-
£825k
-

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