Flat 25, 32 Grosvenor Street, London, W1K 4QS

UPRN:100022760000Flat/Maisonette1 bedsBuilt before 1900

LeaseholdCouncil Tax: Band EEPC: C (71)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 25, 32 Grosvenor Street, London, W1K 4QS

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

£656,000

£525k - £787kLow

Estimate

£656k

Range

£525k – £787k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

4.88%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an INVESTIGATE rating with HP Score 63/100. Investment score 64/100 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

63/ 100

Mixed

Investment Score

64/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.9%; range width penalty ×0.86
- valuation_snapshotsrent estimate 2950/mo (range 2700-3200)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,020/mo, -35% 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 11 Nov 2026· verify before relying on this
Risk & liquidity9.3/15
35 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£725,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,700-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£405/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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_snapshotsrent estimate 2950/mo (range 2700-3200)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2950/mo (range 2700-3200)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£656,000

Rent Estimate (pcm)£2,950

Gross Yield4.88%

1y Growth-

3y Growth-7.1%

5y Growth+2.9%

10y Growth-0.5%

Last Sold Price£875,000 (2018-08-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W1K 4QS

Approval Rate

-12mo

Development

low

26/07573/ADFULL
Details of detailed design and method statement for below ground structures pursaunt to condition 46 of planning permission dated 18th May 2026 (RN 25/06322/FULL)
Pending
26/07576/ADV
Display of six non-illuminated fabric flags, each measuring 2.4m x 1.00m, on projecting flagpoles, comprising four at Grafton Street and two at Bond Street facades.
Pending
26/07578/ADFULL
Details of the replacement plant screens pursuant to Condition 5 of planning permission dated 9 April 2026 (RN: 25/09221/FUL)
Pending

View Planning Timeline