Flat 40-41, Hillside Court, 409 Finchley Road, London, NW3 6HQ

UPRN:5129403Purpose Built Flat3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band FEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 40-41, Hillside Court, 409 Finchley Road, London, NW3 6HQ

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£737,000

£663k - £811kMedium

Estimate

£737k

Range

£663k – £811k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

4.50%

Verdict

Derived from HomePortfolio scores

Flat 40-41 earns an INVESTIGATE rating with HP Score 80/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (95/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

95/ 100

Excellent

Transit & Bike

Transit 75Bike 70

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 -8.5% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 5129403· as of 13 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3000/mo (range 2700-3250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,300/mo, -43% 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: 0 price cut(s), 32 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 & 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,700-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£623/mo
Cash on cash: -2.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - 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 5129403Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3000/mo (range 2700-3250)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 3000/mo (range 2700-3250)
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£737,000

Rent Estimate (pcm)£3,000

Gross Yield4.50%

1y Growth+57.4%

3y Growth-2.2%

5y Growth-0.4%

10y Growth+0.3%

Last Sold Price£725,000 (2021-12-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW3 6HQ

Approval Rate

-12mo

Development

low

2026/4900/T
FRONT GARDEN: 1 x Birch (T1) - Reduce overall crown by 1.5m - 2.5m. 1 x Bay (T2) - Trim overall crown up to 1m to shape. 1 x Holly (T4) - Reduce height by 2m. REAR GARDEN: 1 x Cedar (T3) - Prune lateral growth over access road by up to 2m.
Pending
2026/4842/P
Non-material amendment to planning permission ref. 2025/1813/P granted 21/07/2026 for Erection of a two storey, 2 x bedroom dwelling within the rear garden, and associated bin and cycle storage enclosure.' namely to omit the approved side access passage and associated amendments to approved front and rear elevations.
Pending
2026/4873/T
REAR GARDEN: 1 x Ginkgo (T1) - Crown reduce height by 2m. Crown reduce spread by 1.5m. Crown thin by 10%.
Pending

View Planning Timeline