Flat 30, Cleland House, 32 John Islip Street, London, SW1P 4FF

UPRN:10033637219Purpose Built Flat3 bedsBuilt -

LeaseholdCouncil Tax: Band HEPC: B (88)

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

Flat 30, Cleland House, 32 John Islip Street, London, SW1P 4FF

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£2,178,000

£2.07M - £2.29MHigh

Estimate

£2.18M

Range

£2.07M – £2.29M

Rent Estimate (pcm)

£9,250

£8k - £10k

Monthly

£9,250

Yield

4.87%

Verdict

Derived from HomePortfolio scores

Flat 30 earns an INVESTIGATE rating with HP Score 82/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (95/100). 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

82/ 100

Strong

Investment Score

74/ 100

High

Crime Score

26/ 100

Moderate

Walkability

95/ 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£2,280,000

At the asking price

Monthly rent£9,250/mo

Evidenced range £8,450-£10,100

Interest rate5.4%

Loan to value75%

Cash required: £872,650
Net cash flow: -£1,291/mo
Cash on cash: -1.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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£2,178,000

Rent Estimate (pcm)£9,250

Gross Yield4.87%

1y Growth-

3y Growth-13.8%

5y Growth+0.3%

10y Growth-5.1%

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

0SW1P 4FF

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
26/07412/FULL
Installation of Automatic Opening Vents as part of essential fire strategy.
Pending
26/07411/ADFULL
Details of air quality assessment pursuant to Condition 2 of planning permission dated 1 August 2025 (RN: 25/04054/FULL).
Pending

View Planning Timeline

Ownership

Corporate Ownership21.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
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 Density13,692 /km²

Owner Occupied35%

Age Distribution

0-15 14%16-64 75%65+ 11%

View Area Profile

Schools Nearby

Millbank Gardens Primary Academy
0.2 mi
Inspected as Churchill Gardens Primary Academy (URN 139940) on 27 Jun 2023
St Matthew's School, Westminster
0.3 mi
Good
Westminster School
0.3 mi
Inspected by ISI
Westminster Under School
0.3 mi
Inspected by ISI

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Cleland House, 32 John Islip Street
-
£1.50M
-
Cleland House, 32 John Islip Street
-
£785k
-
Cleland House, 32 John Islip Street
-
£2.35M
-
Cleland House, 32 John Islip Street
-
£2.10M
-

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