5 Highfield Mews, Compayne Gardens, London, NW6 3GB

UPRN:5128949Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band GEPC: B (83)

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

5 Highfield Mews, Compayne Gardens, London, NW6 3GB

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

£972,000

£923k - £1.02MHigh

Estimate

£972k

Range

£923k – £1.02M

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

4.18%

Verdict

Derived from HomePortfolio scores

5 Highfield Mews earns an INVESTIGATE rating with HP Score 79/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is moderate. 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

73/ 100

High

Crime Score

37/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 81Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 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 edge0/15
claims [AVM -0.3% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 5128949· as of 13 Oct 2026
Rental economics0/40
gross yield 4.2%; range width penalty ×0.76
- valuation_snapshotsrent estimate 3400/mo (range 3000-3750)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,744/mo, -51% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 145 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 3 Nov 2026
Risk & liquidity14.6/15
457 sales/12mo in area; valuation range width 10%
- 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

£731,000£1,121,000

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£975,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,000-£3,750

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: -£937/mo
Cash on cash: -3.4%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.03 - 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 5128949Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3400/mo (range 3000-3750)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · 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
Rental economics needs verification before you rely on it
rent estimate 3400/mo (range 3000-3750)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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£972,000

Rent Estimate (pcm)£3,400

Gross Yield4.18%

1y Growth-

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£720,000 (2009-11-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW6 3GB

Approval Rate

-12mo

Development

low

2026/4772/T
DD 5 Day Notice REAR GARDEN: 1 x Sycamore (T1) - Fell to ground level.
Pending
2026/4727/P
Non-material amendment to planning permission 2024/3480/P dated 14/10/2024 (Erection of an additional storey and replacement chimney on the existing 2-storey original rear closet wing), namely to omit the approved dormer and insert a rooflight.
Pending
2026/4737/P
Non-material amendment to planning permission 2025/4629/P dated 17/12/2025 (Erection of a single storey rear and side extension), namely to insert a rooflight above the roof of the approved extension and remove a chimney stack above the existing two-storey rear wing.
Pending

View Planning Timeline