Apartment 61, 285 Edgware Road, London, W2 1BY

UPRN:10033651292Flat/MaisonetteBeds -Built 2021

Tenure: -Council Tax: Band EEPC: B (85)

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

Apartment 61, 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

18 of 21 sources

Sale Estimate

£1,249,000

£999k - £1.50MLow

Estimate

£1.25M

Range

£999k – £1.50M

Rent Estimate (pcm)

£5,300

£5k - £6k

Monthly

£5,300

Yield

2.47%

Verdict

Derived from HomePortfolio scores

Apartment 61 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 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 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.

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£2,570,000

At the asking price

Monthly rent£5,300/mo

Evidenced range £4,800-£5,800

Interest rate5.4%

Loan to value75%

Cash required: £994,450
Net cash flow: -£5,005/mo
Cash on cash: -6.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.61 - 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£1,249,000

Rent Estimate (pcm)£5,300

Gross Yield2.47%

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