Flat 5, 22 Avenue Road, London, NW8 6BU

UPRN:5097329Terraced3 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band HEPC: B (82)

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

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£3,488,000

£3.31M - £3.66MHigh

Estimate

£3.49M

Range

£3.31M – £3.66M

Rent Estimate (pcm)

£15,150

£14k - £16k

Monthly

£15,150

Yield

5.20%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 84/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (91/100). 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

84/ 100

Strong

Investment Score

70/ 100

High

Crime Score

14/ 100

Low

Walkability

91/ 100

Excellent

Transit & Bike

Transit 37Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£3,495,000

At the asking price

Monthly rent£15,150/mo

Evidenced range £13,900-£16,400

Interest rate5.4%

Loan to value75%

Cash required: £1,382,950
Net cash flow: -£1,307/mo
Cash on cash: -1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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£3,488,000

Rent Estimate (pcm)£15,150

Gross Yield5.20%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

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

14NW8 6BU

Approval Rate

100%12mo

Development

low

2026/4824/T
FRONT GARDEN: 1 x Ash (T1) - Reduce main upper crown to previous pruning points not to breach new heartwood in pruning by returning to small diameter points in pruning points.
Pending
2026/4813/T
REAR GARDEN: 1 x Robina (T1) - Crown reduction back to previous pruning points, approx. 3m reduction. 1 x Cypress hedge (T2) - Tidy with hedge trimmers.
Pending
26/07378/TCA
T1: Magnolia (8m): Crown reduce by 1m and crown thin by 15% to keep tree at a size suitable for its location and as part of regular maintenance T2: Ginkgo (9m): Reduce height by 2m to keep tree at a size suitable for its location and as part of regular maintenance
Pending

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density4,136 /km²

Owner Occupied43%

Age Distribution

0-15 20%16-64 65%65+ 15%

View Area Profile

Schools Nearby

Saint Christina's School
0.2 mi
Inspected by ISI
Swiss Cottage School - Development & Research Centre
0.2 mi
Outstanding
The UCL Academy
0.3 mi
Good
St Paul's Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 - 26 Avenue Road
-
£950k
-
The Pavillions, 24 - 26 Avenue Road
-
£3.52M
-
24 - 26 Avenue Road
-
£830k
-
22 Avenue Road
-
£2.30M
-

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