28 Willow Road, London, NW3 1TL

UPRN:5067071Detached House4 bedsBuilt before 1900

LeaseholdCouncil Tax: Band GEPC: C (70)

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

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

19 of 21 sources

Sale Estimate

£5,182,000

£4.66M - £5.70MMedium

Estimate

£5.18M

Range

£4.66M – £5.70M

Rent Estimate (pcm)

£23,000

£21k - £25k

Monthly

£23,000

Yield

6.13%

Verdict

Derived from HomePortfolio scores

28 Willow Road earns an INVESTIGATE rating with HP Score 69/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (57/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

57/ 100

Moderate

Transit & Bike

Transit 46Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£4,500,000-£5,750,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£4,500,000

At the asking price

Monthly rent£23,000/mo

Evidenced range £21,200-£24,800

Interest rate5.4%

Loan to value75%

Cash required: £1,805,050
Net cash flow: £736/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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£5,182,000

Rent Estimate (pcm)£23,000

Gross Yield6.13%

1y Growth-

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

5NW3 1TL

Approval Rate

100%12mo

Development

low

2026/4853/T
DD 5 Day Notice REAR GARDEN: 1 x Oak (T1) - Fell to ground level.
Pending
2026/4860/T
REAR GARDEN: 2 x Lime (Tilia cordata) (G1) - Crown reduce back to previous by removing approx. 3m from all over, remove the epicormic growth around the main stems up to where the crown breaks.
Pending
2026/4858/T
REAR GARDEN: 1 x Horse Chestnut (T1) - Fell to ground level.
Pending

View Planning Timeline