Flat 7, 8 Park Crescent, London, W1B 1PG

UPRN:10033643197Flat/Maisonette1 bedsBuilt 2021

LeaseholdCouncil Tax: Band FEPC: C (77)

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

Flat 7, 8 Park Crescent, London, W1B 1PG

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£1,019,000

£917k - £1.12MMedium

Estimate

£1.02M

Range

£917k – £1.12M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

5.28%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 78/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 100Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +1.9% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10033643197· as of 10 Oct 2026
Rental economics1.8/40
gross yield 5.3%; range width penalty ×0.79
- valuation_snapshotsrent estimate 4400/mo (range 3950-4850)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,658/mo, -38% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 92 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 4 Nov 2026
Risk & liquidity6.7/15
8 sales/12mo in area; valuation range width 20%
- 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

£750,000£1,150,000

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£1,000,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,950-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£329/mo
Cash on cash: -1.1%
Score at this price: 8

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 10033643197Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 4400/mo (range 3950-4850)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 4400/mo (range 3950-4850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 92 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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.
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£1,019,000

Rent Estimate (pcm)£4,400

Gross Yield5.28%

1y Growth-

3y Growth-6.5%

5y Growth-2.5%

10y Growth+1.1%

Last Sold Price£1,150,000 (2021-12-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W1B 1PG

Approval Rate

-12mo

Development

low

2026/4584/L
Internal alterations and refurbishments, including reconfigured bathrooms, alterations to partitions and doors, and reinstatement of traditional cornices and joinery.
Pending
2026/4773/L
Internal refurbishment and reconfiguration of wings 1.3 and 1.4; associated works on the first, second and third floors to improve the laboratory environments and associated spaces; and relocation of the partitions in the central stairwell.
Approved
26/07360/FULL
Variation of condition 1 of planning permission dated 02 July 2026 (RN 26/00802/FULL) for the Erection of a mansard roof extension, excavation and extension of the existing basement, installation of plant within a louvered acoustic enclosure on the rear flat roof at second floor and the replacement of the fenestration to the front and rear of the building; all to enlarge and alter dwellinghouse (Class C3). NAMELY, amendments to the layout and design of the mansard to the rear.
Pending

View Planning Timeline

Ownership

Corporate Ownership11%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-12-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

19 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density-

Owner Occupied46%

Age Distribution

0-15 12%16-64 69%65+ 19%

View Area Profile

Schools Nearby

Southbank International School Westminster
0.2 mi
Inspected by ISI
Royal Academy of Music
0.2 mi
-
The St Marylebone CofE School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Eifa International School
0.3 mi
Good

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Park Crescent
-
£5.25M
-
14 Park Crescent
-
£12.25M
-
10 Park Crescent
-
£9.70M
-
Apartment 8, 8 Park Crescent
-
£1.09M
-

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