5 Park Crescent Mews East, London, W1W 5AE

UPRN:100022787995Mid Terrace House3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band HEPC: C (71)

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

5 Park Crescent Mews East, London, W1W 5AE

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£3,659,000

£2.93M - £4.39MLow

Estimate

£3.66M

Range

£2.93M – £4.39M

Rent Estimate (pcm)

£14,200

£13k - £16k

Monthly

£14,200

Yield

8.52%

Verdict

Derived from HomePortfolio scores

5 Park Crescent Mews East earns an INVESTIGATE rating with HP Score 82/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (99/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

73/ 100

High

Crime Score

35/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 72

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 economics23.5/40
gross yield 8.5%; range width penalty ×0.83; the estimate this rent rides on sits 45% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 14200/mo (range 12900-15500)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 45% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin13.2/30
stressed cash flow +1,870/mo, +13% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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
Risk & liquidity9.2/15
33 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£2,000,000

At the asking price

Monthly rent£14,200/mo

Evidenced range £12,900-£15,500

Interest rate5.4%

Loan to value75%

Cash required: £755,050
Net cash flow: £3,081/mo
Cash on cash: 4.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.10 - clears 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 14200/mo (range 12900-15500)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 45% above the ask on the same snapshot - verify the rent describes this homeRental 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_12mo

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 14200/mo (range 12900-15500)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
4 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£3,659,000

Rent Estimate (pcm)£14,200

Gross Yield8.52%

1y Growth-

3y Growth-6.6%

5y Growth-0.8%

10y Growth-3.2%

Last Sold Price£1,925,000 (2011-12-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W1W 5AE

Approval Rate

-12mo

Development

low

26/07540/ADFULL
Details of a method statement explaining the measures you will take to protect the trees on and close to the site (in consultation with TfL) pursuant to condition 3 of planning permission dated 11th June 2026 (RN:26/02173/FULL)
Pending
26/07544/ADFULL
Details of replacement surfacing, soft landscaping and associated foundations pursuant to Condition 4 of planning permission dated 11 June 2026 (RN: 26/02173/FULL).
Pending
26/07541/AD7
Display for a temporary period of six months of a non-illuminated estate agent board located on the face of the building at ground floor level and measuring 0.45m x 0.6m
Pending

View Planning Timeline

Ownership

Corporate Ownership15.3%
Overseas OwnershipNo
Lease Term Remaining131 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2011-12-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied46%

Age Distribution

0-15 12%16-64 69%65+ 19%

View Area Profile

Schools Nearby

Southbank International School Westminster
0.1 mi
Inspected by ISI
Royal Academy of Music
0.2 mi
-
The St Marylebone CofE School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Eifa International School
0.3 mi
Good

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

8 Park Crescent Mews East
-
£1.05M
-
8 Park Crescent Mews East
-
£2.20M
-
8 Park Crescent Mews East
-
£1.20M
-
6 Park Crescent Mews East
-
£550k
-

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