Flat 15, City Plaza, 97–113 Curtain Road, London, EC2A 3BS

UPRN:100021035330Flat/Maisonette2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band EEPC: B (81)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 15, City Plaza, 97–113 Curtain Road, London, EC2A 3BS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£677,000

£609k - £745kMedium

Estimate

£677k

Range

£609k – £745k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

4.55%

Verdict

Derived from HomePortfolio scores

Flat 15 earns an INVESTIGATE rating with HP Score 65/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (100/100). 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

65/ 100

Mixed

Investment Score

70/ 100

High

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 13 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -7.1% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100021035330· as of 9 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2750/mo (range 2500-3000)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,167/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 13 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 536 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 13 Nov 2026
Risk & liquidity9.9/15
17 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£544,000£833,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£725,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£543/mo
Cash on cash: -2.7%
Score at this price: 10

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021035330Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-3000)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2500-3000)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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£677,000

Rent Estimate (pcm)£2,750

Gross Yield4.55%

1y Growth-

3y Growth-12.3%

5y Growth-6.4%

10y Growth-2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0EC2A 3BS

Approval Rate

-12mo

Development

low

26/01599/LDC
Submission of window details pursuant to condition 4 of planning permission 25/00627/LBC dated 05.08.2025.
Pending
26/01598/MDC
Submission of window details pursuant to condition 3 of planning permission 25/00627/LBC dated 05.08.2025.
Pending
26/01600/MDC
Submission of Piling Method Statement pursuant to condition 73 & 75 of planning permission 24/00209/FULMAJ dated 14.10.2025.
Pending

View Planning Timeline

Ownership

Corporate Ownership24.6%
Overseas OwnershipNo
Lease Term Remaining97 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density10,718 /km²

Owner Occupied20%

Age Distribution

0-15 7%16-64 91%65+ 2%

View Area Profile

Schools Nearby

Workers' Educational Association
0.1 mi
-
Central Foundation Boys' School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Monica's Catholic Primary School
0.2 mi
Inspected as St Monica's Roman Catholic Primary School (URN 100268) on 9 Feb 2022
The Lyceum
0.3 mi
Inspected by ISI

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cordy House, 93 Curtain Road
-
£1.13M
-
Cordy House, 93 Curtain Road
-
£3.27M
-
73 Curtain Road
-
£775k
-
Cordy House, 93 Curtain Road
-
£1.29M
-

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