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Flat 2, Benjamin House, Cecil Grove, London, NW8 7EF

UPRN:5172534Flat/Maisonette3 bedsBuilt 2012-2021
LeaseholdCouncil Tax: Band FEPC: C (74)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T14:03:07.751191+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:15:58.653736+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+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)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+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, Benjamin House, Cecil Grove, London, NW8 7EF

HP Score

Strong
Verdict
today
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£1,369,000
£1.23M - £1.51MMedium
Estimate
£1.37M
Range
£1.23M – £1.51M
Rent Estimate (pcm)
£6,900
£6k - £7k
Monthly
£6,900
Yield
6.05%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 84/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is excellent (86/100). 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
84/ 100
Strong
Investment Score
73/ 100
High
Crime Score
14/ 100
Low
Walkability
86/ 100
Excellent
Transit & Bike
Transit 23Bike 71
Walk Score, out of 100

Valuation & Market

Sale Estimate£1,369,000
Rent Estimate (pcm)£6,900
Gross Yield6.05%
1y Growth-
3y Growth-12.9%
5y Growth-1.0%
10y Growth-1.6%
Last Sold Price£1,863,000 (2015-12-18)
View Market Details

Risk Overview

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

Planning Activity

Recent Apps
0NW8 7EF
Approval Rate
-12mo
Development
low
  • 2026/4824/T
    FRONT GARDEN: 1 x Ash (T1) - Reduce main upper crown to previous pruning points not to breach new heartwood in pruning by returning to small diameter points in pruning points.
    Pending
  • 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
  • 26/07458/ADLBC
    Detailed drawings of new front boundary gates, new front entrance steps and railings, and new front lightwell wall/balustrade pursuant to condition 9 of listed building consent dated 27th September 2024 (RN 23/05488/LBC) (Linked to 26/07364/ADFULL)
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership23.3%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2015-12-18
  • SourceLand Registry
View Ownership Details

Connectivity

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

Area Profile

Median EarningsLocal authority£44,088
Population Density4,136 /km²
Owner Occupied43%
Age Distribution
0-15 20%16-64 65%65+ 15%
View Area Profile

Schools Nearby

  • Saint Christina's School
    0.1 mi
    Inspected by ISI
  • St John's Wood Primary School
    0.3 mi
    Good
  • St Paul's Church of England Primary School
    0.3 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Swiss Cottage School - Development & Research Centre
    0.3 mi
    Outstanding

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

View All Schools

Comparables

View All
  • Benjamin House Cecil Grove
    -
    £9.03M
    -
  • Benjamin House Cecil Grove
    -
    £2.10M
    -
  • Benjamin House Cecil Grove
    -
    £2.74M
    -
  • Benjamin House Cecil Grove
    -
    £2.05M
    -