Flat 67, Bezier Apartments, 91 City Road, London, EC1Y 1AF

UPRN:10023219987Purpose Built Flat2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band FEPC: B (84)

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

Flat 67, Bezier Apartments, 91 City Road, London, EC1Y 1AF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£905,000

£859k - £950kHigh

Estimate

£905k

Range

£859k – £950k

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

5.27%

Verdict

Derived from HomePortfolio scores

Flat 67 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. 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

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

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.6% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10023219987· as of 9 Oct 2026
Rental economics1.9/40
gross yield 5.3%; range width penalty ×0.85
- valuation_snapshotsrent estimate 4000/mo (range 3650-4350)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,029/mo, -26% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 105 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 3 Nov 2026
Risk & liquidity14.6/15
25 sales/12mo in area; valuation range width 10%
- 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

£682,500£1,046,500

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£910,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,650-£4,350

Interest rate5.4%

Loan to value75%

Cash required: £309,800
Net cash flow: -£302/mo
Cash on cash: -1.2%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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_snapshotsestimate for 10023219987Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4000/mo (range 3650-4350)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 4000/mo (range 3650-4350)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 105 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£905,000

Rent Estimate (pcm)£4,000

Gross Yield5.27%

1y Growth-

3y Growth+0.8%

5y Growth-3.7%

10y Growth-0.1%

Last Sold Price£890,000 (2012-04-27)

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 TypeLeasehold
Last Ownership Change2012-04-27
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 Density-

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