Flat 22, 55 Portland Place, London, W1B 1QL

UPRN:100022792015Flat/Maisonette3 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band HEPC: E (50)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 22, 55 Portland Place, London, W1B 1QL

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£3,931,000

£3.73M - £4.13MHigh

Estimate

£3.93M

Range

£3.73M – £4.13M

Rent Estimate (pcm)

£17,000

£16k - £18k

Monthly

£17,000

Yield

5.16%

Verdict

Derived from HomePortfolio scores

Flat 22 earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. 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 NationsMarket 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

79/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 91Bike 72

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,950,000

At the asking price

Monthly rent£17,000/mo

Evidenced range £15,600-£18,400

Interest rate5.4%

Loan to value75%

Cash required: £1,574,050
Net cash flow: -£1,562/mo
Cash on cash: -1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£3,931,000

Rent Estimate (pcm)£17,000

Gross Yield5.16%

1y Growth-

3y Growth-6.5%

5y Growth-2.5%

10y Growth+1.1%

Last Sold Price£2,965,000 (2014-12-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W1B 1QL

Approval Rate

-12mo

Development

low

2026/4773/L
Internal refurbishment and reconfiguration of wings 1.3 and 1.4; associated works on the first, second and third floors to improve the laboratory environments and associated spaces; and relocation of the partitions in the central stairwell.
Pending
26/07290/CLEUD
Confirmation that digging of trench to contain part of foundations is lawful and that planning permission 23/03464/FULL dated 30 October 2023 commenced before expiry of the three year time period.
Pending
26/07264/ADFULL
Details of the Validation Report pursuant to Condition 16 (Phase 4) of planning permission dated 10 November 2025 (RN: 25/02820/FULL).
Pending

View Planning Timeline

Ownership

Corporate Ownership11%
Overseas OwnershipNo
Lease Term Remaining98 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2014-12-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

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

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

View All Schools

Comparables

View All

55 Portland Place
-
£5.71M
-
53 - 57 Portland Place
-
£2.05M
-
55 Portland Place
-
£2.60M
-
55 Portland Place
-
£4.74M
-

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