Apartment 27, 285 Edgware Road, London, W2 1BY

UPRN:10033651258Flat/MaisonetteBeds -Built 2012 onwards

Tenure: -Council Tax: Band FEPC: B (83)

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

Apartment 27, 285 Edgware Road, London, W2 1BY

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

£1,084,000

£867k - £1.30MLow

Estimate

£1.08M

Range

£867k – £1.30M

Rent Estimate (pcm)

£4,600

£4k - £5k

Monthly

£4,600

Yield

3.45%

Verdict

Derived from HomePortfolio scores

Apartment 27 earns an INVESTIGATE rating with HP Score 60/100. Investment score 74/100 reflects strong 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. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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 covenantsHM Land Registry leasesPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

74/ 100

High

Crime Score

90/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 96Bike 71

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 economics0/40
gross yield 3.5%; range width penalty ×0.81
- valuation_snapshotsrent estimate 4600/mo (range 4150-5050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,499/mo, -76% 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 3 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
342 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£1,600,000

At the asking price

Monthly rent£4,600/mo

Evidenced range £4,150-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £587,050
Net cash flow: -£2,215/mo
Cash on cash: -4.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - below 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 4600/mo (range 4150-5050)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4600/mo (range 4150-5050)

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. 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£1,084,000

Rent Estimate (pcm)£4,600

Gross Yield3.45%

1y Growth-

3y Growth-6.8%

5y Growth-4.2%

10y Growth-0.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W2 1BY

Approval Rate

-12mo

Development

low

26/07384/FULL
Provision of an external central access corridor to connect blocks B, C and D.
Pending
26/07382/FULL
Use of the building as an embassy (sui generis)
Pending
26/07372/LBC
Amalgamation of two residential units with internal refurbishment and reconfiguration. (Linked with 26/07371/FULL)
Pending

View Planning Timeline