Flat 18, City Plaza, 97–113 Curtain Road, London, EC2A 3BS

UPRN:100021035333Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band EEPC: C (80)

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

Flat 18, City Plaza, 97–113 Curtain Road, London, EC2A 3BS

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£768,000

£729k - £806kHigh

Estimate

£768k

Range

£729k – £806k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

4.65%

Verdict

Derived from HomePortfolio scores

Flat 18 earns an INVESTIGATE rating with HP Score 64/100. Investment score 67/100 reflects moderate 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)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

64/ 100

Mixed

Investment Score

67/ 100

Moderate

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 9 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 -4.2% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100021035333· as of 9 Nov 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3100/mo (range 2800-3400)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,226/mo, -40% 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 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 61 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 9 Nov 2026
Risk & liquidity11.8/15
17 sales/12mo in area; valuation range width 10%
- 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,800-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£554/mo
Cash on cash: -2.4%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 100021035333Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3100/mo (range 2800-3400)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 3100/mo (range 2800-3400)
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. 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£768,000

Rent Estimate (pcm)£3,100

Gross Yield4.65%

1y Growth-

3y Growth-12.3%

5y Growth-6.4%

10y Growth-2.8%

Last Sold Price£400,000 (2006-09-01)

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

PA/26/01830/NC
Replace the kitchen units and install a new gas combi boiler in a new position, including relocation of the flue. Alter internal layouts, including forming a new doorway between the bedroom and living areas and widening the hallway cupboard opening for a pair of 457 mm-wide doors, with associated washing machine plumbing and relocation of the hallway radiator by approximately 150 mm. Renew electrical wiring, including a new consumer unit, smoke detector, additional sockets and switches, and relocation of the electricity and gas meters where permitted. Upgrade flooring with wood or carpet as appropriate, install new solid-construction FD30 internal doors with bedroom locks and a hardwood security front door, repair or reskim walls where necessary, redecorate walls, ceilings, doors and window frames throughout, and carry out general repairs, maintenance and modernisation works.
Pending
26/01562/MDC
Submission of details of all new and restored external doors, windows and dormer windows pursuant to conditon 15(d) of planning permission 21/00272/FULMAJ dated 28.09.2021.
Pending
26/01559/MDC
Submission of details of all new and restored external doors, windows and dormer windows pursuant to conditon 4(d) of planning permission 21/00290/LBC dated 28.09.2021.
Pending

View Planning Timeline

Ownership

Corporate Ownership24.6%
Overseas OwnershipNo
Lease Term Remaining98 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-09-01
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 Density-

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