Apartment 42, Wellington House, 70 Buckingham Gate, London, SW1E 6AL

UPRN:10033617008Flat/Maisonette2 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band GEPC: B (83)

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

Apartment 42, Wellington House, 70 Buckingham Gate, London, SW1E 6AL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,419,000

£1.35M - £1.49MHigh

Estimate

£1.42M

Range

£1.35M – £1.49M

Rent Estimate (pcm)

£5,350

£5k - £6k

Monthly

£5,350

Yield

5.35%

Verdict

Derived from HomePortfolio scores

Apartment 42 earns an INVESTIGATE rating with HP Score 64/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). 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 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

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 15% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +15.4% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10033617008· as of 9 Oct 2026
Rental economics2.2/40
gross yield 5.3%; range width penalty ×0.79; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 5350/mo (range 4800-5900)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,260/mo, -24% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 402 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity10.7/15
14 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£900,000£1,380,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,200,000

At the asking price

Monthly rent£5,350/mo

Evidenced range £4,800-£5,900

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£346/mo
Cash on cash: -1.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - 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_snapshotsestimate for 10033617008Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5350/mo (range 4800-5900)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 5350/mo (range 4800-5900)
Rental economics needs verification before you rely on it
sale estimate 15% above the ask on the same snapshot - verify the rent describes this home

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,419,000

Rent Estimate (pcm)£5,350

Gross Yield5.35%

1y Growth-

3y Growth-25.3%

5y Growth+0.5%

10y Growth-6.5%

Last Sold Price£1,254,500 (2012-11-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0SW1E 6AL

Approval Rate

-12mo

Development

low

26/07404/LBC
Refurbishment and enhancement of the building to facilitate its continued use as offices with ancillary residential accommodation, together with associated conservation, restoration, accessibility improvements, building services upgrades, landscaping and ancillary works. Internal and external alterations associated with the repair. (Linked with 26/07403/FULL)
Pending
26/07408/ADLBC
Details of double doors at ground floor level; and U channel and/or painted bead pursuant to condition 4 of listed building consent dated 02 October 2026 (RN: 26/05675/LBC).
Pending
26/07412/FULL
Installation of Automatic Opening Vents as part of essential fire strategy.
Pending

View Planning Timeline

Ownership

Corporate Ownership16.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-11-16
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 Occupied28%

Age Distribution

0-15 11%16-64 81%65+ 8%

View Area Profile

Schools Nearby

The Fountain Christian School
0.1 mi
-
Westminster City School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Westminster Cathedral Choir School
0.2 mi
Inspected by ISI
St Vincent De Paul Catholic Primary School
0.3 mi
Inspected as St Vincent De Paul Catholic Primary School (URN 101144) on 4 Mar 2025

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Wellington House, 70 Buckingham Gate
-
£1.18M
-
Wellington House, 70 Buckingham Gate
-
£1.18M
-
Wellington House, 70 Buckingham Gate
-
£1.20M
-
Wellington House, 70 Buckingham Gate
-
£3.40M
-

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