85 Ebury Street, London, SW1W 9QU

UPRN:100023346352Flat/Maisonette3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band GEPC: C (75)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,394,000

£1.11M - £1.67MLow

Estimate

£1.39M

Range

£1.11M – £1.67M

Rent Estimate (pcm)

£5,950

£5k - £7k

Monthly

£5,950

Yield

5.71%

Verdict

Derived from HomePortfolio scores

85 Ebury Street earns an INVESTIGATE rating with HP Score 65/100. Investment score 83/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

65/ 100

Mixed

Investment Score

83/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 7 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 edge2.5/15
claims [sold-comps +48.1%, £/sqft +48.1%] → measured edge +0.50pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 20.2%· as of 6 Nov 2026
Rental economics4.7/40
gross yield 5.7%; range width penalty ×0.83
- valuation_snapshotsrent estimate 5950/mo (range 5400-6500)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,030/mo, -17% 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 7 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 292 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 7 Nov 2026
Risk & liquidity9.2/15
64 sales/12mo in area; valuation range width 40%
- 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

£937,500£1,437,500

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£1,250,000

At the asking price

Monthly rent£5,950/mo

Evidenced range £5,400-£6,500

Interest rate5.4%

Loan to value75%

Cash required: £445,050
Net cash flow: -£100/mo
Cash on cash: -0.3%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 20.2%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 5950/mo (range 5400-6500)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

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 5950/mo (range 5400-6500)
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. 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.
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£1,394,000

Rent Estimate (pcm)£5,950

Gross Yield5.71%

1y Growth-

3y Growth+3.4%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price£6,435,000 (2021-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

9SW1W 9QU

Approval Rate

0%12mo

Development

low

26/07413/LBC
Installation of new fibre optic cable and associated equipment within the basement.
Pending
26/07387/ADFULL
Samples of the facing materials, including detailed drawings of the dormers, and windows including section drawings showing the glazing bars; pursuant to condition 3 and 4 of planning permission dated 4th September 2026 (26/04924/FULL)
Pending
26/07386/ADFULL
Details of Window, including section drawings showing the glazing bars; Door, including section drawings showing the glazing bars; Awning; pursuant to condition 3 (a, b, and c) of planning permission dated 4th September 2026 (26/04925/FULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership16.2%
Overseas OwnershipNo
Lease Term Remaining157 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-11-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied23%

Age Distribution

0-15 11%16-64 69%65+ 20%

View Area Profile

Schools Nearby

St Peter's Eaton Square CofE Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Inchbald School of Design
0.2 mi
-
Eaton House School
0.2 mi
Inspected by ISI
Francis Holland School
0.3 mi
Inspected by ISI

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

View All Schools

Comparables

View All

107 Ebury Street
-
£5.00M
-
95 Ebury Street
-
£4.65M
-
103A Ebury Street
-
£3.35M
-
85 Ebury Street
-
£6.43M
-

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