Apartment 401, Beckford Building, Heritage Lane, London, NW6 2AQ

UPRN:5182965Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Apartment 401, Beckford Building, Heritage Lane, London, NW6 2AQ

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

20 of 21 sources

Sale Estimate

£456,000

£433k - £478kHigh

Estimate

£456k

Range

£433k – £478k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

4.27%

Verdict

Derived from HomePortfolio scores

Apartment 401 earns an INVESTIGATE rating with HP Score 63/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is elevated. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

74/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 78Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£450,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,750

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£411/mo
Cash on cash: -3.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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£456,000

Rent Estimate (pcm)£1,600

Gross Yield4.27%

1y Growth-8.2%

3y Growth+0.1%

5y Growth-0.8%

10y Growth+0.0%

Last Sold Price£565,000 (2017-03-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0NW6 2AQ

Approval Rate

-12mo

Development

low

2026/4825/T
FRONT GARDEN: 1 x Ash (T1) - Reduce back to holistic reduction points, (3m) in order to prevent failure of branches over public footpath and communal gardens. 1 x Plum & 1 x Amelanchier (G1) - Reduce back to previous pruning points, (1m -1.5m) in order to prevent overhang over public footpath and excessive shading to lower ground windows of property. REAR GARDEN: (T2) Indian Bean - Reduce overhang over the garages by up to 3m in order to prevent failure of tree or branches. 4 x Laurel (G2) - Trim lateral spread by up to 0.5m and reduce height by approx. 1m to prevent excessive shading to rear of property.
Pending
2026/4123/P
Replacement of entrance lobby.
Pending
2026/4772/T
DD 5 Day Notice REAR GARDEN: 1 x Sycamore (T1) - Fell to ground level.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2017-03-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density10,883 /km²

Owner Occupied23%

Age Distribution

0-15 14%16-64 80%65+ 6%

View Area Profile

Schools Nearby

Kingsgate Primary School
0.3 mi
Outstanding
West Hampstead Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Emmanuel Church of England Primary School
0.3 mi
GoodImproving
St Eugene de Mazenod Roman Catholic Primary School
0.5 mi
Outstanding

2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Beckford Building Heritage Lane
-
£1.15M
-
Beckford Building Heritage Lane
-
£395k
-
Beckford Building Heritage Lane
-
£500k
-
Beckford Building Heritage Lane
-
£820k
-

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