Flat 5D, Aria House, 23 Craven Street, London, WC2N 5NS

UPRN:10033615464Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band HEPC: C (73)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 5D, Aria House, 23 Craven Street, London, WC2N 5NS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,272,000

£1.82M - £2.73MLow

Estimate

£2.27M

Range

£1.82M – £2.73M

Rent Estimate (pcm)

£8,450

£8k - £9k

Monthly

£8,450

Yield

5.48%

Verdict

Derived from HomePortfolio scores

Flat 5D earns an INVESTIGATE rating with HP Score 64/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (100/100). 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)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

64/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 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 economics3.1/40
gross yield 5.5%; range width penalty ×0.81; the estimate this rent rides on sits 19% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 8450/mo (range 7600-9250)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,724/mo, -20% 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 4 Nov 2026· verify before relying on this
Risk & liquidity1.3/15
3 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£1,850,000

At the asking price

Monthly rent£8,450/mo

Evidenced range £7,600-£9,250

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£394/mo
Cash on cash: -0.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 8450/mo (range 7600-9250)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 19% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 8450/mo (range 7600-9250)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£2,272,000

Rent Estimate (pcm)£8,450

Gross Yield5.48%

1y Growth-

3y Growth-0.7%

5y Growth-1.6%

10y Growth-1.2%

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

1WC2N 5NS

Approval Rate

100%12mo

Development

low

2026/4674/A
Display of an externally illuminated fascia sign and an externally illuminated projecting sign.
Pending
26/07392/ADV
Display of an internally illuminated fascia sign measuring 0.69m high x 4.83m wide.
Pending
26/07401/FULL
Use of the ground floor unit as a drinking establishment (Sui Generis).
Pending

View Planning Timeline

Ownership

Corporate Ownership25.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied33%

Age Distribution

0-15 7%16-64 83%65+ 10%

View Area Profile

Schools Nearby

The Royal Ballet School
0.4 mi
Inspected by ISI
Courtauld Institute of Art
0.4 mi
-
Soho Parish CofE Primary School
0.5 mi
GoodConcerns
St Clement Danes CofE Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

Aria House, 23 Craven Street
-
£1.95M
-
Aria House, 23 Craven Street
-
£1.82M
-
Aria House, 23 Craven Street
-
£1.63M
-
Aria House, 23 Craven Street
-
£795k
-

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