London · NW11 6EA · 5-bed
Hill Top, NW11
© OpenStreetMap · click to open in maps
Asking price
£1,999,995
£841/sqft
Verdict
Overpriced by £788,411 vs 5+ bed homes nearby
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
£4,300/mo
2.6% gross yield
Open-market tenant on a 12-month AST.
HMO (rooms)
Best fit£4,728/mo
2.8% gross yield
4–6 individual tenants, shared living. Highest yield, most management.
⚠ Article 4 area — HMO conversion needs planning consent.
LHA / Section 8
£4,144/mo
2.5% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£3,522/mo
2.1% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
5-bed but EPC unknown — factor retrofit cost or budget for it.
Standard BTL
2.6% gross — won't cover costs at current rates.
HMO (rooms)
2.8% HMO yield + Article 4 — slow + expensive to convert.
Buy + rent later
Rent wouldn't cover mortgage — selling to exit may be your only option.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£151,249
Home mover
£151,249
2nd home / BTL
£251,249
Mortgage @ 75% LTV
- Loan
- £1,499,996
- Deposit
- £499,999
- Per month
- £9,211
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £751,248
Should you pay this?
Asking price is roughly £788,411 above what 5+ bed homes typically go for here.
You're paying £1,999,995. Comparable 5+ bed homes in this area suggest a market price of around £1,211,584.
Contains HM Land Registry data © Crown copyright and database right.
What it'd rent for
£4,300/month2.58% gross yield
Based on 72,459 live rentals in London · 5-bed homes here average £2,752/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is tight as a fallback — worth running the numbers carefully.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
HMO licensing
£825 – £1,500typical UK HMO fee, 5-year licence
Mandatory licence likely required (5+ sharers, statutory under Housing Act 2004)
The council's HMO page lists the current mandatory fee plus any additional / selective scheme that catches smaller HMOs.
Find borough HMO licensing page on gov.ukMandatory licensing applies UK-wide for 5+ sharer HMOs (Housing Act 2004). Scotland licenses 3+ sharers; Wales also requires Rent Smart Wales registration for every landlord.
Area pulse
- Inside an Article 4 area — HMO conversion needs planning consent (don't assume you can split it).
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