Flat 25, 55–57 Holmes Road, London, NW5 3AN

UPRN:5194358Flat/Maisonette4 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band HEPC: B (82)

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

Flat 25, 55–57 Holmes Road, London, NW5 3AN

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£3,327,000

£2.66M - £3.99MLow

Estimate

£3.33M

Range

£2.66M – £3.99M

Rent Estimate (pcm)

£15,350

£14k - £17k

Monthly

£15,350

Yield

4.14%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an INVESTIGATE rating with HP Score 70/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (97/100). 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)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

70/ 100

Mixed

Investment Score

78/ 100

High

Crime Score

78/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 73Bike 77

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

6 live adverts with different prices, types or bedrooms on one UPRN (£475,000-£4,450,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£4,450,000

At the asking price

Monthly rent£15,350/mo

Evidenced range £14,150-£16,550

Interest rate5.4%

Loan to value75%

Cash required: £1,784,050
Net cash flow: -£4,392/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.02 - 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£3,327,000

Rent Estimate (pcm)£15,350

Gross Yield4.14%

1y Growth-31.3%

3y Growth-1.4%

5y Growth-0.6%

10y Growth-0.4%

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

1NW5 3AN

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 Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density10,047 /km²

Owner Occupied29%

Age Distribution

0-15 15%16-64 78%65+ 7%

View Area Profile

Schools Nearby

College Francais Bilingue De Londres
0.1 mi
Outstanding
St Patrick's Catholic Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Kentish Town Church of England Primary School
0.3 mi
Outstanding
Rhyl Community Primary School
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

Unit 1, 55 - 57 Holmes Road
-
£4.23M
-
61 - 63 Holmes Road
-
£590k
-
55 - 57 Holmes Road
-
£1.58M
-
55 - 57 Holmes Road
-
£1.59M
-

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