Flat 1, 98 Boundary Road, London, NW8 0RH

UPRN:5113408Flat/Maisonette1 bedsBuilt 1930-1949

Tenure: -Council Tax: Band CEPC: D (68)

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

Flat 1, 98 Boundary Road, London, NW8 0RH

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£382,000

£306k - £459kLow

Estimate

£382k

Range

£306k – £459k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

0.90%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 81/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (96/100). 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 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

81/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

96/ 100

Excellent

Transit & Bike

Transit 67Bike 66

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 house but the valuation basis is the whole flat 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£2,600,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £1,007,050
Net cash flow: -£7,425/mo
Cash on cash: -8.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.22 - 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£382,000

Rent Estimate (pcm)£1,950

Gross Yield0.90%

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

1NW8 0RH

Approval Rate

100%12mo

Development

low

2026/4743/T
FRONT GARDEN: 1 x Lime (Tilia Europaea) - Prune back to previous points. Remove all suckering growth and diseased wood.
Pending
26/2706
Details pursuant to condition 3 (Details of relocation of the veterinary partition screen), of Listed Building Consent application reference 25/1213 dated 14/04/2026 for Listed Building Consent for proposed conversion into a 7 bedroom 7 person house in multiple occupation (HMO) together with a rear extension at first floor level, roof garden and alteration to rear and side elevations to premises
Pending
2026/4729/T
REAR GARDEN: 1 x Spruce (T1) - Fell to ground level. 1 x Bay (T2) - Crown reduction by 3m on all aspects.
Pending

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied19%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Naima Jewish Preparatory School
0.3 mi
Inspected by ISI
St Mary's Kilburn Church of England Primary School
0.3 mi
Outstanding
St Augustines Federated Schools: CofE Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Eugene de Mazenod Roman Catholic Primary School
0.4 mi
Outstanding

0 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Collection Place, 96 Boundary Road
-
£2.60M
-
Collection Place, 96 Boundary Road
-
£1.72M
-
Almas, 94 Boundary Road
-
£700k
-
124 Boundary Road
-
£435k
-

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