Flat Ground Floor, 101 King Henry's Road, London, NW3 3QX

UPRN:5114616Flat/Maisonette2 bedsBuilt -

Tenure: -Council Tax: Band FEPC: -

Data freshness:Price Paid· freshPlanning· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Flat Ground Floor, 101 King Henry's Road, London, NW3 3QX

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£891,000

£802k - £980kMedium

Estimate

£891k

Range

£802k – £980k

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

3.46%

Verdict

Derived from HomePortfolio scores

Flat Ground Floor earns an INVESTIGATE rating with HP Score 78/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (72/100). 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)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

78/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

72/ 100

High

Transit & Bike

Transit 44Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 27 Oct 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -40.3% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 5114616· as of 13 Oct 2026
Rental economics0/40
gross yield 3.5%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3600/mo (range 3250-3950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,757/mo, -77% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 27 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 82 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 27 Oct 2026
Risk & liquidity12.8/15
380 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,250-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£1,726/mo
Cash on cash: -4.7%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below 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 5114616Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3600/mo (range 3250-3950)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 27 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 27 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3600/mo (range 3250-3950)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£891,000

Rent Estimate (pcm)£3,600

Gross Yield3.46%

1y Growth+2.7%

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

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

2NW3 3QX

Approval Rate

100%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
2026/4759/T
REAR GARDEN: 1 x Lime (T1) - Fell to ground level.
Pending
2026/4412/P
Amalgamation of the lower-ground-floor flat and upper dwelling to form a single dwellinghouse; demolition and replacement of rear extensions at lower- and upper-ground-floor levels; erection of a first-floor rear extension; reconstruction and enlargement of the existing roof extension; replacement windows and doors and alterations to window openings; conversion of existing front vaults; installation of a rooflight; removal of the rooftop water tank; associated alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 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

Sarum Hall School
0.2 mi
Inspected by ISI
St Paul's Church of England Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Trevor-Roberts School
0.2 mi
Inspected by ISI
Swiss Cottage School - Development & Research Centre
0.2 mi
Outstanding

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

View All Schools

Comparables

View All

105 King Henrys Road
-
£870k
-
103 King Henrys Road
-
£848k
-
109 King Henrys Road
-
£1.40M
-
99 King Henrys Road
-
£1.05M
-

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