Apartment 3, 63 Curzon Street, London, W1J 8PD

UPRN:10033622580Flat/Maisonette2 bedsBuilt 2012 onwards

Tenure: -Council Tax: -EPC: B (85)

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

Apartment 3, 63 Curzon Street, London, W1J 8PD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£2,637,000

£2.11M - £3.16MLow

Estimate

£2.64M

Range

£2.11M – £3.16M

Rent Estimate (pcm)

£9,600

£9k - £11k

Monthly

£9,600

Yield

6.23%

Verdict

Derived from HomePortfolio scores

Apartment 3 earns an INVESTIGATE rating with HP Score 70/100. Investment score 87/100 reflects strong 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. 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 leasesPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

87/ 100

Excellent

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 74

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 economics7.8/40
gross yield 6.2%; range width penalty ×0.79; the estimate this rent rides on sits 30% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 9600/mo (range 8650-10600)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -879/mo, -9% 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 13 Nov 2026· verify before relying on this
Risk & liquidity4.6/15
12 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£9,600/mo

Evidenced range £8,650-£10,600

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: £402/mo
Cash on cash: 0.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.54 - 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 9600/mo (range 8650-10600)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 13 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026
property_intelligencetransactions_12mo

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 9600/mo (range 8650-10600)

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£2,637,000

Rent Estimate (pcm)£9,600

Gross Yield6.23%

1y Growth-

3y Growth-23.0%

5y Growth-10.9%

10y Growth-3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W1J 8PD

Approval Rate

-12mo

Development

low

26/07576/ADV
Display of six non-illuminated fabric flags, each measuring 2.4m x 1.00m, on projecting flagpoles, comprising four at Grafton Street and two at Bond Street facades.
Pending
26/07586/LBC
Installation of illuminated and non-illuminated signage to the external elevations of the building. (Linked with 26/07658/ADV)
Pending
26/07564/LBC
Repair and restoration works to the Art Deco wing of Claridge's Hotel, including repairs to brickwork, stonework, balconies, rainwater goods, windows and associated architectural features; replacement and reinstatement of missing and damaged elements including balustrades, stone corbels and rainwater goods; repairs associated with corrosion of the underlying structural frame; cleaning and decoration of external elevations; and all associated works.
Pending

View Planning Timeline