Unit 401, 25 Floral Street, London, WC2E 9DS

UPRN:10033635217Flat/Maisonette3 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (84)

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

Unit 401, 25 Floral Street, London, WC2E 9DS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£5,294,000

£5.03M - £5.56MHigh

Estimate

£5.29M

Range

£5.03M – £5.56M

Rent Estimate (pcm)

£22,500

£21k - £24k

Monthly

£22,500

Yield

4.91%

Verdict

Derived from HomePortfolio scores

Unit 401 earns an INVESTIGATE rating with HP Score 62/100. Investment score 64/100 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

64/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 76

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£5,500,000

At the asking price

Monthly rent£22,500/mo

Evidenced range £20,650-£24,350

Interest rate5.4%

Loan to value75%

Cash required: £2,225,050
Net cash flow: -£2,986/mo
Cash on cash: -1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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£5,294,000

Rent Estimate (pcm)£22,500

Gross Yield4.91%

1y Growth-30.8%

3y Growth+3.9%

5y Growth+9.7%

10y Growth-1.8%

Last Sold Price£4,950,000 (2018-12-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WC2E 9DS

Approval Rate

-12mo

Development

low

2026/4674/A
Display of an externally illuminated fascia sign and an externally illuminated projecting sign.
Pending
26/07421/LBC
Installation of non-illuminated vinyl lettering to the external face of the existing ground-floor shopfront windows for a temporary period. (Linked with 26/07083/ADV)
Pending
26/07419/LBC
Installation of a telecommunications cable within a Grade II listed building to provide fibre connectivity.
Pending

View Planning Timeline

Ownership

Corporate Ownership18.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-12-24
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 Density4,268 /km²

Owner Occupied20%

Age Distribution

0-15 11%16-64 79%65+ 10%

View Area Profile

Schools Nearby

The Royal Ballet School
0.2 mi
Inspected by ISI
Soho Parish CofE Primary School
0.3 mi
GoodConcerns
City Lit
0.3 mi
-
St Josephs Catholic Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

25 Floral Street
-
£2.79M
-
25 Floral Street
-
£4.04M
-
25 Floral Street
-
£3.27M
-
17 - 18 Floral Street
-
£710k
-

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