Basement Flat, 10 Cliff Road, London, NW1 9AN

UPRN:5147579Terrace Property3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band EEPC: D (66)

Data freshness:Price Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Basement Flat, 10 Cliff Road, London, NW1 9AN

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

£887,000

£710k - £1.06MLow

Estimate

£887k

Range

£710k – £1.06M

Rent Estimate (pcm)

£3,850

£4k - £4k

Monthly

£3,850

Yield

3.55%

Verdict

Derived from HomePortfolio scores

Basement Flat earns an INVESTIGATE rating with HP Score 77/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

41/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 79Bike 78

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 1 bedrooms but the valuation snapshot describes 3 - the UPRN's evidence is for a different home

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£1,300,000

At the asking price

Monthly rent£3,850/mo

Evidenced range £3,500-£4,200

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£1,722/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.88 - 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£887,000

Rent Estimate (pcm)£3,850

Gross Yield3.55%

1y Growth-

3y Growth-9.6%

5y Growth-2.1%

10y Growth-0.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1NW1 9AN

Approval Rate

-12mo

Development

low

2026/3953/P
Erection of a ground floor single storey rear extention
Pending
2026/4785/P
Non-material amendments to the wording of conditions 10 (operational management plan), 11 (mechanical ventilation), 23 (basement construction), 34 (SUDS/drainage), 42 (waste streams), 43 (circular economy), 49 (archaeological investigations), 52 (land contamination), 55 (internal sound insulation), 64 (landscaping details), 65 (landscape works) of planning permission ref. 2025/4364/P dated 21st July 2026 for residential-led mixed-use development.
Pending
2026/4761/T
REAR GARDEN: 1 x Lime (T1) - Re-pollard back to previous points. FRONT GARDEN: 2 x Limes (T2 & T3) - Re-pollard back to previous points.
Pending

View Planning Timeline