Flat 2, 9A King Street, London, WC2E 8HN

UPRN:10033594381Flat/Maisonette1 bedsBuilt before 1900

Tenure: -Council Tax: -EPC: C (78)

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

Flat 2, 9A King Street, London, WC2E 8HN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£842,000

£674k - £1.01MLow

Estimate

£842k

Range

£674k – £1.01M

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

5.80%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an AVOID rating with HP Score 60/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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 listingsMarket 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

60/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 100Bike 75

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 economics5.2/40
gross yield 5.8%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3600/mo (range 3250-3950)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -627/mo, -17% 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 & liquidity4.9/15
13 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£745,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,250-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £252,050
Net cash flow: -£22/mo
Cash on cash: -0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 3250-3950)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
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 3600/mo (range 3250-3950)

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£842,000

Rent Estimate (pcm)£3,600

Gross Yield5.80%

1y Growth-58.7%

3y Growth+3.9%

5y Growth+9.7%

10y Growth-1.8%

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

7WC2E 8HN

Approval Rate

100%12mo

Development

low

26/03251/FUL
Application for Full Planning Permission for the installation of 4x new soffit panels with integrated louvres at the underside of the existing external soffit at ground floor, north elevation. (Listed Permission ref: 26/03223/LB application received).
Pending
2026/4884/T
ON STREET SIDE OF 22 BLOOMSBURY PLACE: 1 x Rowan (Sorbus aucuparia 'Asplenifolia) (T22) - Lift low canopy, highways clearance to 5.5m over road. 1 x Cotoneaster sp. (T23) - Lift low canopy, pedestrian clearance to 3m over footpath.
Pending
2026/4886/T
REAR GARDEN: 1 x Tree of Heaven (Ailanthus altissima (T25) - Pollard. Pruning to remove approx. 5m in height and up to 2m in radial spread (balancing the crown structure), leaving the finishing height at around 13m to be managed as a pollard with cyclical reduction.
Pending

View Planning Timeline

Ownership

Corporate Ownership19.3%
Overseas OwnershipNo
Lease Term Remaining15 yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density4,268 /km²

Owner Occupied20%

Age Distribution

0-15 11%16-64 79%65+ 10%

View Area Profile

Schools Nearby

The Royal Ballet School
0.1 mi
Inspected by ISI
St Clement Danes CofE Primary School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
City Lit
0.3 mi
-
St Josephs Catholic Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

1 of 3 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

12 King Street
-
£1.50M
-
7 King Street
-
£3.63M
-
12 King Street
-
£2.64M
-
10 King Street
-
£820k
-

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