Apartment 7, 89 Lancaster Gate, London, W2 3NH

UPRN:10033615432Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band HEPC: -

Data freshness:Listing· freshPrice Paid· freshOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Apartment 7, 89 Lancaster Gate, London, W2 3NH

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£2,616,000

£2.09M - £3.14MLow

Estimate

£2.62M

Range

£2.09M – £3.14M

Rent Estimate (pcm)

£11,100

£10k - £12k

Monthly

£11,100

Yield

2.42%

Verdict

Derived from HomePortfolio scores

Apartment 7 earns an INVESTIGATE rating with HP Score 77/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). 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 SourcesPortal listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 62Bike 75

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£2,400,000-£5,500,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

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£5,500,000

At the asking price

Monthly rent£11,100/mo

Evidenced range £10,100-£12,050

Interest rate5.4%

Loan to value75%

Cash required: £2,225,050
Net cash flow: -£10,878/mo
Cash on cash: -5.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.60 - 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£2,616,000

Rent Estimate (pcm)£11,100

Gross Yield2.42%

1y Growth-63.7%

3y Growth-6.8%

5y Growth-4.2%

10y Growth-0.3%

Last Sold Price£7,200,000 (2023-10-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

25W2 3NH

Approval Rate

100%12mo

Development

medium

26/07348/LBC
Installation of an external air conditioning condenser unit at roof level, including associated acoustic enclosure, anti-vibration mounts and ancillary works. (Linked to 26/07347/FULL)
Pending
26/07331/ADFULL
Detailed drawings of the external appearance of kitchen extract duct and the roof level plant room vent pursuant to condition 10 of planning permission dated 15th May 2025 (RN:24/04781/FULL)
Pending
26/07347/FULL
Installation of an external air conditioning condenser unit at roof level, including associated acoustic enclosure, anti-vibration mounts and ancillary works. (Linked to 26/07348/LBC)
Pending

View Planning Timeline

Ownership

Corporate Ownership30.8%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2023-10-25
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 Density-

Owner Occupied25%

Age Distribution

0-15 8%16-64 78%65+ 14%

View Area Profile

Schools Nearby

St James & St John Church of England Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hallfield Primary School
0.2 mi
Good
Kensington Park School
0.3 mi
Inspected by ISI
College Park School
0.4 mi
Good

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

78A Lancaster Gate
-
£1.00M
-
81 Lancaster Gate
-
£7.70M
-
85 Lancaster Gate
-
£4.00M
-
89 Lancaster Gate
-
£2.60M
-

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