First Floor and Second Floor Maisonette, 54 Westbourne Grove, London, W2 5SH

UPRN:10033582927Flat/MaisonetteBeds -Built 1900-1929

Tenure: -Council Tax: -EPC: E (44)

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

First Floor and Second Floor Maisonette, 54 Westbourne Grove, London, W2 5SH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£674,000

£540k - £809kLow

Estimate

£674k

Range

£540k – £809k

Rent Estimate (pcm)

£2,850

£3k - £3k

Monthly

£2,850

Yield

3.70%

Verdict

Derived from HomePortfolio scores

First Floor and Second Floor Maisonette earns an INVESTIGATE rating with HP Score 71/100. Investment score 64/100 reflects moderate 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

65/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 78Bike 74

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£925,000

At the asking price

Monthly rent£2,850/mo

Evidenced range £2,600-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£1,149/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.91 - below 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£674,000

Rent Estimate (pcm)£2,850

Gross Yield3.70%

1y Growth+25.3%

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
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

5W2 5SH

Approval Rate

0%12mo

Development

low

26/07516/ADFULL
Detailed drawing of new cornices, new skirting and new doors; pursuant to condition 3 of Listed Building Consent dated 26th October 2026 (26/06962/LBC)
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-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density20,702 /km²

Owner Occupied33%

Age Distribution

0-15 12%16-64 79%65+ 9%

View Area Profile

Schools Nearby

College Park School
0.1 mi
Good
St. Mary of the Angels Catholic Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Pembridge Hall School
0.3 mi
Inspected by ISI
Hallfield Primary School
0.3 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

34 - 38 Westbourne Grove
-
£1.39M
-
34 - 38 Westbourne Grove
-
£565k
-
76 Westbourne Grove
-
£1.66M
-
64 Westbourne Grove
-
£565k
-

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