Basement Flat, 45 Belsize Avenue, London, NW3 4BN

UPRN:5100770-Beds -Built -

Tenure: -Council Tax: Band FEPC: -

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

Basement Flat, 45 Belsize Avenue, London, NW3 4BN

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£3,202,000

£2.56M - £3.84MLow

Estimate

£3.20M

Range

£2.56M – £3.84M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Basement Flat earns an INVESTIGATE rating with HP Score 79/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (92/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

92/ 100

Excellent

Transit & Bike

Transit 85Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 57% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

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£3,202,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£520,000 (2005-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW3 4BN

Approval Rate

-12mo

Development

low

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
2026/4796/T
REAR GARDEN: 1 x Magnolia (T2) - Prune back crown from the property to achieve approx. 0.5m of clearance, pruning to suitable growth points. 1 x Silver Birch Group (T4) - Reduce height by approx. 0.5m making pruning cuts to suitable growth points and retaining the natural character 1 x Silver Birch (T5) - Crown reduction of up to 1.5m, pruning back to suitable growth points while retaining the tree's natural form. 1 x Bay (T6) - Reduce overall height by up to 3m and lateral crown reduction of up to 1.5m to reshape. 1 x Holly (T9) - Fell to ground level. 2 x Elder (T10 & T11) - Fell to ground level. 1 x Japanese Maple (Acer) (T13) - Crown reduction of 1m and reshape.
Pending
2026/4818/T
REAR GARDEN: 1 x Lime (T1) - Reduce to previous, most recent pruning points, (approx. 2m - 3m).
Pending

View Planning Timeline