Top Floor, 5 Cumberland Street, London, SW1V 4LS

UPRN:10033563138Flat/Maisonette3 bedsBuilt before 1900

Tenure: -Council Tax: -EPC: D (60)

Data freshness:Listing· freshPlanning· 2mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Top Floor, 5 Cumberland Street, London, SW1V 4LS

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£784,000

£627k - £941kLow

Estimate

£784k

Range

£627k – £941k

Rent Estimate (pcm)

£3,800

£4k - £4k

Monthly

£3,800

Yield

5.07%

Verdict

Derived from HomePortfolio scores

Top Floor earns an INVESTIGATE rating with HP Score 85/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (97/100). 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

85/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

97/ 100

Excellent

Transit & Bike

Transit 92Bike 76

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 economics0.5/40
gross yield 5.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 3800/mo (range 3500-4150)· as of 28 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,219/mo, -32% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Risk & liquidity9.2/15
170 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£900,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,500-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£407/mo
Cash on cash: -1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.25 - 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 3800/mo (range 3500-4150)Rental economics · as of 28 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 3800/mo (range 3500-4150)

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£784,000

Rent Estimate (pcm)£3,800

Gross Yield5.07%

1y Growth+141.5%

3y Growth-3.3%

5y Growth-3.8%

10y Growth-1.8%

Last Sold Price£299,000 (1999-10-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3SW1V 4LS

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