Fourth Floor Flat E, 117 Eaton Square, London, SW1W 9AA

UPRN:10033563412Flat/Maisonette2 bedsBuilt before 1900

LeaseholdCouncil Tax: -EPC: D (56)

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

Fourth Floor Flat E, 117 Eaton Square, London, SW1W 9AA

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,993,000

£1.79M - £2.19MMedium

Estimate

£1.99M

Range

£1.79M – £2.19M

Rent Estimate (pcm)

£8,500

£8k - £9k

Monthly

£8,500

Yield

13.60%

Verdict

Derived from HomePortfolio scores

Fourth Floor Flat E earns an INVESTIGATE rating with HP Score 84/100. Investment score 83/100 reflects strong fundamentals. Crime intensity is moderate. 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

83/ 100

High

Crime Score

39/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 100Bike 67

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

estimate implies a 62% discount - beyond plausibility (gate 50%); suspected unit/basis mismatch, not a realisable edge

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£750,000

At the asking price

Monthly rent£8,500/mo

Evidenced range £7,750-£9,250

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £3,353/mo
Cash on cash: 15.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 3.36 - clears 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£1,993,000

Rent Estimate (pcm)£8,500

Gross Yield13.60%

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
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

9SW1W 9AA

Approval Rate

-12mo

Development

low

26/07573/ADFULL
Details of detailed design and method statement for below ground structures pursaunt to condition 46 of planning permission dated 18th May 2026 (RN 25/06322/FULL)
Pending
26/07575/LBC
Alterations to entrance hall including insertion of new lobby doors.
Pending
26/07545/ADLBC
Details of all new windows and any works to plaster ceilings pursuant to condition 4 parts (i and v) of listed building consent dated 05 August 2026 (RN: 26/01274/LBC). (Linked with 26/07515/ADFULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership16.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied53%

Age Distribution

0-15 14%16-64 69%65+ 17%

View Area Profile

Schools Nearby

St Peter's Eaton Square CofE Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Inchbald School of Design
0.3 mi
-
Eaton House School
0.3 mi
Inspected by ISI
More House School
0.3 mi
Inspected by ISI

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

View All Schools

Comparables

View All

113 Eaton Square
-
£29.00M
-
116 Eaton Square
-
£3.00M
-
116 - 117 Eaton Square
-
£1.02M
-
109 Eaton Square
-
£5.35M
-

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