Flat 4, 17–18 Picton Place, London, W1U 1BS

UPRN:100022790367Flat/Maisonette2 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: E (45)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 4, 17–18 Picton Place, London, W1U 1BS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£913,000

£822k - £1.00MMedium

Estimate

£913k

Range

£822k – £1.00M

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

4.38%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 63/100. Investment score 62/100 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

62/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 +12.9% (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 Oct 2026
- valuation_snapshotsestimate for 100022790367· as of 9 Oct 2026
Rental economics0/40
gross yield 4.4%; range width penalty ×0.72
- valuation_snapshotsrent estimate 2900/mo (range 2550-3250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,352/mo, -47% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 527 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 4 Nov 2026
Risk & liquidity12.8/15
40 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,550-£3,250

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£675/mo
Cash on cash: -3.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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 100022790367Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2900/mo (range 2550-3250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2900/mo (range 2550-3250)
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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£913,000

Rent Estimate (pcm)£2,900

Gross Yield4.38%

1y Growth-

3y Growth-6.2%

5y Growth-2.6%

10y Growth-1.3%

Last Sold Price£890,000 (2013-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W1U 1BS

Approval Rate

-12mo

Development

low

26/07410/FULL
Alterations to the existing basement to Level 06, and an extension of the existing building to provide an additional floor of new office (Class E(g)(i)) floorspace, including a new roof level terrace and plant room; public realm and associated works.
Pending
26/07415/FULL
Amalgamation of Flats 3 and 4 (Use Class C3) to form one single dwelling (Use Class C3) including associated internal reconfiguration and refurbishments, alterations to access arrangements and improvements to the existing terrace and private amenity spaces, new plant and other associated works. (Linked with 26/07416/LBC)
Pending
26/07420/COGADF
Details of each proposed sculpture by way of drawings, photographs and artists CV pursuant to condition 3 of planning permission dated 30.09.2025 (RN:25/05296/COFUL)
Pending

View Planning Timeline

Ownership

Corporate Ownership15.2%
Overseas OwnershipNo
Lease Term Remaining136 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2013-11-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied26%

Age Distribution

0-15 11%16-64 80%65+ 9%

View Area Profile

Schools Nearby

Wetherby Senior School
0.1 mi
Inspected by ISI
St Vincent's Catholic Primary School
0.2 mi
Inspected as St Vincent's Catholic Primary School (URN 101143) on 23 Nov 2023
Queen's College, London
0.3 mi
Inspected by ISI
Wetherby Preparatory School
0.4 mi
Inspected by ISI

3 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 - 18 Picton Place
-
£610k
-
17 - 18 Picton Place
-
£935k
-
17 - 18 Picton Place
-
£925k
-
17 - 18 Picton Place
-
£890k
-

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