12 Willow Road, London, NW3 1TJ
UPRN:5069689Mid Terrace House6 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band HEPC: D (57)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T14:02:30.253560+00:00)Planning· 2mo agoPlanning: ageing, refreshed 2mo ago (2026-08-25T07:42:42.719256+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 yesterday (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 refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
71
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£4,613,000
£4.38M - £4.84MHigh
Estimate
£4.61M
Range
£4.38M – £4.84M
Rent Estimate (pcm)
£20,750
£19k - £22k
Monthly
£20,750
Yield
5.40%
Verdict
Derived from HomePortfolio scores
12 Willow Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 64/100 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 freehold. 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
71
HP Score
71/ 100
Mixed
64
Investment Score
64/ 100
Moderate
37
Crime Score
37/ 100
Elevated
57
Walkability
57/ 100
Moderate
Transit & Bike
Transit 45Bike 62
Walk Score, out of 100
Valuation & Market
Sale Estimate£4,613,000
Rent Estimate (pcm)£20,750
Gross Yield5.40%
1y Growth-
3y Growth-2.2%
5y Growth-0.4%
10y Growth+0.3%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
1NW3 1TJ
Approval Rate
100%12mo
Development
low
- Pending2026/4860/TREAR 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.
- Pending2026/4858/TREAR GARDEN: 1 x Horse Chestnut (T1) - Fell to ground level.
- Pending2026/4853/TDD 5 Day Notice REAR GARDEN: 1 x Oak (T1) - Fell to ground level.
Ownership
- Corporate Ownership52.5%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£44,088
Population Density-
Owner Occupied58%
Age Distribution
0-15 17%16-64 66%65+ 17%
Schools Nearby
- The Academy School0.2 miOutstanding
- New End Primary School0.2 miGood
- Christ Church Primary School, Hampstead0.2 miOutstanding
- Inspected by ISIAlleyns Hampstead Senior School0.3 mi
2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 19 Willow Road-£3.00M-
- 17 Willow Road-£723k-
- 17A Willow Road-£1.00M-
- 18 Willow Road-£5.05M-