Flat 8, 25 James Street, London, W1U 1DH

UPRN:10033615527Flat/Maisonette3 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: -EPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 8, 25 James Street, London, W1U 1DH

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£2,532,000

£2.41M - £2.66MHigh

Estimate

£2.53M

Range

£2.41M – £2.66M

Rent Estimate (pcm)

£8,050

£7k - £9k

Monthly

£8,050

Yield

3.79%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 64/100. Investment score 66/100 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

66/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£2,550,000

At the asking price

Monthly rent£8,050/mo

Evidenced range £7,100-£8,950

Interest rate5.4%

Loan to value75%

Cash required: £986,050
Net cash flow: -£3,033/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - 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£2,532,000

Rent Estimate (pcm)£8,050

Gross Yield3.79%

1y Growth-

3y Growth-6.2%

5y Growth-2.6%

10y Growth-1.3%

Last Sold Price£3,050,000 (2020-10-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W1U 1DH

Approval Rate

-12mo

Development

low

26/07410/FULL
Alterations to the existing basement to Level 06, and an extension of the existing building to provide an additional floor of new office (Class E(g)(i)) floorspace, including a new roof level terrace and plant room; public realm and associated works.
Pending
26/07416/LBC
Amalgamation of Flats 3 and 4 to form one single dwelling including associated internal reconfiguration and refurbishments, alterations to access arrangements and improvements to the existing terrace and private amenity spaces. Together with the removal and alteration of modern partitions, roof replacement, rebuilding of the roof terrace, new plant and addition of a new staircase, structural works, new window openings, and other associated works. (Linked with 26/07415/FULL)
Pending
26/07409/LBC
Provision of internally illuminated temporary Christmas decoration to front facade at ground floor level between 18th December 2026 and 9th January 2027 (Linked to 26/07429/ADV)
Pending

View Planning Timeline

Ownership

Corporate Ownership15.2%
Overseas OwnershipNo
Lease Term Remaining110 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-10-12
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 Density4,908 /km²

Owner Occupied26%

Age Distribution

0-15 11%16-64 80%65+ 9%

View Area Profile

Schools Nearby

Wetherby Senior School
0.2 mi
Inspected by ISI
St Vincent's Catholic Primary School
0.2 mi
Inspected as St Vincent's Catholic Primary School (URN 101143) on 23 Nov 2023
Queen's College, London
0.3 mi
Inspected by ISI
Wetherby Preparatory School
0.4 mi
Inspected by ISI

3 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

25 James Street
-
£900k
-
25 James Street
-
£3.05M
-

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