Garden Flat, 28 Upper Park Road, London, NW3 2UT

UPRN:5126985-Beds -Built -

Tenure: -Council Tax: Band GEPC: -

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

Garden Flat, 28 Upper Park Road, London, NW3 2UT

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

17 of 21 sources

Sale Estimate

£1,083,000

£866k - £1.30MLow

Estimate

£1.08M

Range

£866k – £1.30M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Garden Flat earns an INVESTIGATE rating with HP Score 73/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (62/100). 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 coverageDefra 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

73/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

62/ 100

Moderate

Transit & Bike

Transit 76Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (Market estimate older than 120 days; not used (snapshot 2026-03-28, 226 days old))
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
380 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

valuation_snapshotsestimate for 5126985 - Market estimate older than 120 days; not usedValuation edge · as of 28 Mar 2026 · not used in the score
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 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
Valuation edge could not be scored
Market estimate older than 120 days; not used (snapshot 2026-03-28, 226 days old)
Valuation edge rests on a stale estimate
estimate for 5126985 - Market estimate older than 120 days; not used

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. Get a current valuation before relying on the discount - the market estimate on file has expired.
Market estimate older than 120 days; not used (snapshot 2026-03-28, 226 days old)
3. Fill the valuation edge gap before relying on the score.
Market estimate older than 120 days; not used (snapshot 2026-03-28, 226 days old)
4. Fill the rental economics gap before relying on the score.
no rent estimate available

Valuation & Market

Sale Estimate£1,083,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

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

1NW3 2UT

Approval Rate

100%12mo

Development

low

2026/4890/T
REAR GARDEN: Row of Ash (G1) - Reduce by 3m to contain growth, crown lift over properties to provide clearance of 3.5m from ground level and remove any defective branch wood. 2 x Arizona Cypress (G2) - Trim over garden by up to 2m. 1 x Leyland Cypress (T3) - Cut back by 1m to tidy. Reduce height by 2m. 1 x Cherry (T4) - Reduce over-extended growth by 1.5m to tidy. Remove any defective branch wood.
Pending
2026/4923/L
Erection of upper ground side extension. Replacement rear fenestration and associated works. Internal alterations
Pending
2026/4899/P
Erection of upper ground side extension. Replacement rear fenestration and associated works.
Pending

View Planning Timeline