Flat 20, Bezier Apartments, 91 City Road, London, EC1Y 1AF

UPRN:10023219940Flat/Maisonette2 bedsBuilt 2007-2011

Tenure: -Council Tax: Band FEPC: B (83)

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

Flat 20, Bezier Apartments, 91 City Road, London, EC1Y 1AF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£734,000

£697k - £771kHigh

Estimate

£734k

Range

£697k – £771k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

4.62%

Verdict

Derived from HomePortfolio scores

Flat 20 earns an INVESTIGATE rating with HP Score 64/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

64/ 100

Mixed

Investment Score

70/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£495,000-£845,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£845,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £3,000-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £287,050
Net cash flow: -£602/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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£734,000

Rent Estimate (pcm)£3,250

Gross Yield4.62%

1y Growth-

3y Growth+0.8%

5y Growth-3.7%

10y Growth-0.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0EC1Y 1AF

Approval Rate

-12mo

Development

low

26/01512/MDC
Submission of wind mitigation details pursuant to condition 20 of planning permission 24/00209/FULMAJ dated 14.10.2025.
Pending
26/01508/NMA
Non-Material Amendment under Section 96a of the Town and Country Planning Act (1990) (as amended) to planning permission Ref. 25/00917/FULL dated 24 February 2026 to amend condition 22 (TfL Infrastructure) to enable a phased discharge of the condition.
Pending
P2026/2774/AOD
Approval of details pursuant to the discharge of Condition 3 (Materials) of planning permission reference: P2024/3548/FUL dated 02/06/2025
Pending

View Planning Timeline

Ownership

Corporate Ownership23%
Overseas OwnershipNo
Lease Term Remaining108 yrs
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density7,030 /km²

Owner Occupied20%

Age Distribution

0-15 15%16-64 77%65+ 8%

View Area Profile

Schools Nearby

Central Foundation Boys' School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Luke's CofE Primary School
0.2 mi
Good
New Regent's College
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Lyceum
0.3 mi
Inspected by ISI

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bezier Apartments, 91 City Road
-
£545k
-
Bezier Apartments, 91 City Road
-
£768k
-
Bezier Apartments, 91 City Road
-
£600k
-
Bezier Apartments, 91 City Road
-
£745k
-

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