Flat 6, 22 Eaton Square, London, SW1W 9DE

UPRN:10033533864Flat/Maisonette2 bedsBuilt 1900-1929

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 6, 22 Eaton Square, London, SW1W 9DE

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£841,000

£673k - £1.01MLow

Estimate

£841k

Range

£673k – £1.01M

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an AVOID rating with HP Score 88/100. Investment score 79/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (97/100). 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)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

88/ 100

Strong

Investment Score

79/ 100

High

Crime Score

19/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 100Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics14.8/40
gross yield 7.2%; range width penalty ×0.84; the estimate this rent rides on sits 29% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3600/mo (range 3300-3950)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -15/mo, -0% 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 3 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
64 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£600,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,300-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: £467/mo
Cash on cash: 2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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_snapshotsrent estimate 3600/mo (range 3300-3950)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3600/mo (range 3300-3950)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£841,000

Rent Estimate (pcm)£3,600

Gross Yield7.20%

1y Growth-

3y Growth+3.4%

5y Growth+0.4%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW1W 9DE

Approval Rate

-12mo

Development

low

26/07413/LBC
Installation of new fibre optic cable and associated equipment within the basement.
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
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

View Planning Timeline

Ownership

Corporate Ownership16.3%
Overseas OwnershipNo
Lease Term Remaining17 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied57%

Age Distribution

0-15 12%16-64 67%65+ 21%

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
Holy Trinity CofE Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

21 Eaton Square
-
£2.31M
-
21 Eaton Square
-
£2.31M
-
22 Eaton Square
-
£400k
-
21 Eaton Square
-
£60k
-

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