Flat A, 69 Hereford Road, London, W2 5BB

UPRN:10033557756Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: -EPC: C (70)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat A, 69 Hereford Road, London, W2 5BB

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£616,000

£493k - £739kLow

Estimate

£616k

Range

£493k – £739k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

1.73%

Verdict

Derived from HomePortfolio scores

Flat A earns an INVESTIGATE rating with HP Score 72/100. Investment score 71/100 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. 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

64/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 73Bike 78

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 economics0/40
gross yield 1.7%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2600/mo (range 2400-2850)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,813/mo, -224% 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 11 Nov 2026· verify before relying on this
Risk & liquidity9.3/15
342 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£1,800,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,400-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £671,050
Net cash flow: -£4,275/mo
Cash on cash: -7.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.43 - below 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 2600/mo (range 2400-2850)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2600/mo (range 2400-2850)

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. 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£616,000

Rent Estimate (pcm)£2,600

Gross Yield1.73%

1y Growth-

3y Growth-6.8%

5y Growth-4.2%

10y Growth-0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

21W2 5BB

Approval Rate

100%12mo

Development

medium

26/07486/FULL
Replacement timber framed shopfront including retention of the existing entrance position and revision of the door arrangement.
Pending
26/07479/ADFULL
Detailed drawings annotated with materials and finished appearance of the new parapet screening, front door surround and railings pursuant to condition 4 of planning permission dated 8th October 2026 (RN:26/05562/FULL)
Pending
26/07469/TPO
T1 London plane: crown reduce back to previous, most recent reduction points (approx. 3-4m).
Approved

View Planning Timeline

Ownership

Corporate Ownership30.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density17,173 /km²

Owner Occupied24%

Age Distribution

0-15 10%16-64 78%65+ 12%

View Area Profile

Schools Nearby

St. Mary of the Angels Catholic Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
College Park School
0.2 mi
Good
Westminster Academy
0.3 mi
Good
Colville Primary School
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

79B Hereford Road
-
£453k
-
77 Hereford Road
-
£2.50M
-
77 Hereford Road
-
£2.50M
-
107A Hereford Road
-
£699k
-

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