Flat 1, 25 Redington Road, London, NW3 7QX

UPRN:5144959Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: Band GEPC: D (56)

Data freshness:Planning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 1, 25 Redington Road, London, NW3 7QX

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,906,000

£1.52M - £2.29MLow

Estimate

£1.91M

Range

£1.52M – £2.29M

Rent Estimate (pcm)

£7,700

£7k - £8k

Monthly

£7,700

Yield

1.87%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 80/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (69/100). 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 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

65/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

69/ 100

Moderate

Transit & Bike

Transit 38Bike 53

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£4,950,000

At the asking price

Monthly rent£7,700/mo

Evidenced range £7,000-£8,450

Interest rate5.4%

Loan to value75%

Cash required: £1,994,050
Net cash flow: -£11,375/mo
Cash on cash: -6.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.46 - below 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£1,906,000

Rent Estimate (pcm)£7,700

Gross Yield1.87%

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

2NW3 7QX

Approval Rate

100%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
2026/4873/T
REAR GARDEN: 1 x Ginkgo (T1) - Crown reduce height by 2m. Crown reduce spread by 1.5m. Crown thin by 10%.
Pending
2026/4860/T
REAR GARDEN: 2 x Lime (Tilia cordata) (G1) - Crown reduce back to previous by removing approx. 3m from all over, remove the epicormic growth around the main stems up to where the crown breaks.
Pending

View Planning Timeline