Flat C, 113 Goldhurst Terrace, London, NW6 3HA

UPRN:5094163Converted Flat3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band FEPC: E (41)

Data freshness:Planning· 6mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat C, 113 Goldhurst Terrace, London, NW6 3HA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£824,000

£741k - £906kMedium

Estimate

£824k

Range

£741k – £906k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

6.96%

Verdict

Derived from HomePortfolio scores

Flat C earns an INVESTIGATE rating with HP Score 82/100. 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)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

82/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

94/ 100

Excellent

Transit & Bike

Transit 97Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 39% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +39.3% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 5094163· as of 10 Nov 2026
Rental economics11.8/40
gross yield 7.0%; range width penalty ×0.75; the estimate this rent rides on sits 39% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2900/mo (range 2600-3250)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -144/mo, -5% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 39 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 3 Nov 2026
Risk & liquidity12.8/15
457 sales/12mo in area; valuation range width 20%
- 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

£412,500£575,000

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£500,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,600-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: £320/mo
Cash on cash: 2.3%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.72 - clears 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 5094163Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 2900/mo (range 2600-3250)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 39% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 2900/mo (range 2600-3250)
Rental economics needs verification before you rely on it
sale estimate 39% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£824,000

Rent Estimate (pcm)£2,900

Gross Yield6.96%

1y Growth-15.2%

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1NW6 3HA

Approval Rate

100%12mo

Development

low

2026/4897/T
FRONT GARDEN: 1 x Pittosporum sp. (T1) - Fell to ground level. 1 x Fig (T2) - Fell to ground level.
Pending
2026/4858/T
REAR GARDEN: 1 x Horse Chestnut (T1) - Fell to ground level.
Pending
2026/4638/P
Erection of additional storey with flank window, repositioning of entrance door, replacement of garden fence, and installation of 2x air source heat pumps on roof of new storey.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
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 Occupied38%

Age Distribution

0-15 13%16-64 78%65+ 9%

View Area Profile

Schools Nearby

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

1 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

107 Goldhurst Terrace
-
£900k
-
105 Goldhurst Terrace
-
£600k
-
109 Goldhurst Terrace
-
£1.10M
-
109 Goldhurst Terrace
-
£1.00M
-

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