Flat 26-28, St Stephens Close, Avenue Road, London, NW8 6DB

UPRN:5137846Flat/Maisonette6 bedsBuilt 1930-1949

Shared ownershipCouncil Tax: Band HEPC: C (76)

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

Flat 26-28, St Stephens Close, Avenue Road, London, NW8 6DB

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£5,934,000

£4.75M - £7.12MLow

Estimate

£5.93M

Range

£4.75M – £7.12M

Rent Estimate (pcm)

£29,900

£28k - £32k

Monthly

£29,900

Yield

5.74%

Verdict

Derived from HomePortfolio scores

Flat 26-28 earns an INVESTIGATE rating with HP Score 80/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. 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

80/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

73/ 100

High

Transit & Bike

Transit 24Bike 68

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

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£6,250,000

At the asking price

Monthly rent£29,900/mo

Evidenced range £27,850-£31,950

Interest rate5.4%

Loan to value75%

Cash required: £2,540,050
Net cash flow: -£394/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - clears 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£5,934,000

Rent Estimate (pcm)£29,900

Gross Yield5.74%

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
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2NW8 6DB

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
2026/4412/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
2026/4759/T
REAR GARDEN: 1 x Lime (T1) - Fell to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeShared ownership
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 Occupied43%

Age Distribution

0-15 20%16-64 65%65+ 15%

View Area Profile

Schools Nearby

Saint Christina's School
0.2 mi
Inspected by ISI
Swiss Cottage School - Development & Research Centre
0.3 mi
Outstanding
St Paul's Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The UCL Academy
0.3 mi
Good

1 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

St. Stephens Close Avenue Road
-
£2.10M
-
St. Stephens Close Avenue Road
-
£3.27M
-
St. Stephens Close Avenue Road
-
£4.03M
-
St. Stephens Close Avenue Road
-
£3.08M
-

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