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Flat 2, 8 Highgate Road, London, NW5 1NR

UPRN:5161375Converted Flat2 bedsBuilt 2007-2011
LeaseholdCouncil Tax: Band DEPC: B (81)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-10-01T04:00:03.926134+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:03:07.751191+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:47:27.812026+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
Flat 2, 8 Highgate Road, London, NW5 1NR

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
20 of 21 sources
Sale Estimate
£422,000
£380k - £464kMedium
Estimate
£422k
Range
£380k – £464k
Rent Estimate (pcm)
£1,950
£2k - £2k
Monthly
£1,950
Yield
5.55%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 73/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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
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HP Score
73/ 100
Mixed
Investment Score
78/ 100
High
Crime Score
69/ 100
Elevated
Walkability
93/ 100
Excellent
Transit & Bike
Transit 81Bike 76
Walk Score, out of 100

Valuation & Market

Sale Estimate£422,000
Rent Estimate (pcm)£1,950
Gross Yield5.55%
1y Growth+5.9%
3y Growth-1.4%
5y Growth-0.6%
10y Growth-0.4%
Last Sold Price£410,000 (2024-08-13)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseHigh
View Full Risk Report

Planning Activity

Recent Apps
0NW5 1NR
Approval Rate
-12mo
Development
low
  • 2026/4814/T
    REAR GARDEN: 1 x Birch (T1) - Reduce branches overhanging rear neighbour back to boundary, approx. 1m reduction and reduce height by approx. 1m to match other birch tree, shaping top edge of crown to balance shape. 1 x Birch (T2) - Reduce branches overhanging rear neighbour back to boundary, approx. 1m reduction. FRONT GARDEN: 1 x Privet hedge (T3) - Trim top with hedge cutters to promote denser growth.
    Pending
  • 2026/4819/T
    FRONT GARDEN: 1 x Ceanothus (T4) - Lift overhanging branches away from privet hedge, creating 1m clearance.
    Pending
  • 2026/4220/P
    Replacement balcony doors and 3No. windows
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership58.2%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2024-08-13
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088
Population Density-
Owner Occupied27%
Age Distribution
0-15 13%16-64 79%65+ 8%
View Area Profile

Schools Nearby

  • Eleanor Palmer Primary School
    0.2 mi
    Outstanding
  • St Patrick's Catholic Primary School
    0.2 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

  • Kentish Town Church of England Primary School
    0.3 mi
    Outstanding
  • College Francais Bilingue De Londres
    0.3 mi
    Outstanding

6 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 4 Highgate Road
    -
    £900k
    -
  • 8 Highgate Road
    -
    £420k
    -
  • 8 Highgate Road
    -
    £410k
    -
  • 8 Highgate Road
    -
    £336k
    -