Flat 12, Hillview, 2–4 Primrose Hill Road, London, NW3 3AX

UPRN:5085843Purpose Built Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band GEPC: E (50)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 12, Hillview, 2–4 Primrose Hill Road, London, NW3 3AX

HP Score

/ 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 sources

Sale Estimate

£1,165,000

£1.11M - £1.22MHigh

Estimate

£1.17M

Range

£1.11M – £1.22M

Rent Estimate (pcm)

£4,700

£4k - £5k

Monthly

£4,700

Yield

4.70%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 79/100. Investment score 63/100 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

HP Score

79/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

94/ 100

Excellent

Transit & Bike

Transit 33Bike 70

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£1,200,000

At the asking price

Monthly rent£4,700/mo

Evidenced range £4,250-£5,200

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£796/mo
Cash on cash: -2.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - below 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£1,165,000

Rent Estimate (pcm)£4,700

Gross Yield4.70%

1y Growth-3.2%

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£1,200,000 (2024-04-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW3 3AX

Approval Rate

-12mo

Development

low

2026/4923/L
Erection of upper ground side extension. Replacement rear fenestration and associated works. Internal alterations
Pending
2026/4899/P
Erection of upper ground side extension. Replacement rear fenestration and associated works.
Pending
2026/4862/P
Infill extension of existing recessed roof terrace at fourth floor level on the rear elevation with full-width glazing set within the existing opening.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.5%
Overseas OwnershipNo
Lease Term Remaining122 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-04-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied40%

Age Distribution

0-15 15%16-64 70%65+ 15%

View Area Profile

Schools Nearby

St Paul's Church of England Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hampstead Fine Arts College
0.3 mi
Inspected by ISI
Sarum Hall School
0.3 mi
Inspected by ISI
Saint Christina's School
0.4 mi
Inspected by ISI

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

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
-

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