Flat 5, Hillview, 2–4 Primrose Hill Road, London, NW3 3AX
UPRN:5085842Flat/Maisonette2 bedsBuilt 1967-1975
LeaseholdCouncil Tax: Band GEPC: D (58)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:02:30.253560+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:04:17.737062+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)Amenities· 1mo agoAmenities: ageing, refreshed 1mo 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
80
/ 100
Strong
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
20 of 21 sourcesSale Estimate
£1,034,000
£982k - £1.08MHigh
Estimate
£1.03M
Range
£982k – £1.08M
Rent Estimate (pcm)
£4,200
£4k - £5k
Monthly
£4,200
Yield
4.87%
Verdict
Derived from HomePortfolio scores
Flat 5 earns an INVESTIGATE rating with HP Score 80/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (94/100). 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)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
80
HP Score
80/ 100
Strong
67
Investment Score
67/ 100
Moderate
26
Crime Score
26/ 100
Moderate
94
Walkability
94/ 100
Excellent
Transit & Bike
Transit 33Bike 70
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,034,000
Rent Estimate (pcm)£4,200
Gross Yield4.87%
1y Growth+20.1%
3y Growth-2.2%
5y Growth-0.4%
10y Growth+0.3%
Last Sold Price£560,000 (2009-05-22)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0NW3 3AX
Approval Rate
-12mo
Development
low
- Pending2026/4813/TREAR GARDEN: 1 x Robina (T1) - Crown reduction back to previous pruning points, approx. 3m reduction. 1 x Cypress hedge (T2) - Tidy with hedge trimmers.
- Pending2026/4776/PInstallation of mechanical plant (1 x gas cooler, 3 x A/C units) on first floor level of roof onto service alley
- Pending2026/4759/TREAR GARDEN: 1 x Lime (T1) - Fell to ground level.
Ownership
- Corporate Ownership52.5%
- Overseas OwnershipNo
- Lease Term Remaining122 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2009-05-22
- 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 Occupied40%
Age Distribution
0-15 15%16-64 70%65+ 15%
Schools Nearby
- St Paul's Church of England Primary School0.1 miReport card2026
Ofsted no longer awards a single overall grade.
- Inspected by ISIHampstead Fine Arts College0.3 mi
- Inspected by ISISarum Hall School0.3 mi
- Inspected by ISISaint Christina's School0.4 mi
1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Hill View, 2 - 4 Primrose Hill Road-£1.07M-
- Hill View, 2 - 4 Primrose Hill Road-£1.40M-
- Hill View, 2 - 4 Primrose Hill Road-£80k-
- Hill View, 2 - 4 Primrose Hill Road-£1.20M-