Flat 6, 18 Friend Street, London, EC1V 7NS

UPRN:10090263601Purpose Built Flat2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band EEPC: B (84)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 6, 18 Friend Street, London, EC1V 7NS

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£745,000

£707k - £782kHigh

Estimate

£745k

Range

£707k – £782k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

5.87%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 67/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

73/ 100

High

Crime Score

82/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 100Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 +9.4% (HIGH)] → 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 (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 10090263601· as of 12 Oct 2026
Rental economics6/40
gross yield 5.9%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3300/mo (range 3000-3550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -552/mo, -17% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 304 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 9 Nov 2026
Risk & liquidity14.6/15
109 sales/12mo in area; valuation range width 10%
- 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,000-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: £6/mo
Cash on cash: 0.0%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - 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 10090263601Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3300/mo (range 3000-3550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 3300/mo (range 3000-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 304 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£745,000

Rent Estimate (pcm)£3,300

Gross Yield5.87%

1y Growth-

3y Growth-8.2%

5y Growth-5.1%

10y Growth-1.1%

Last Sold Price£750,000 (2018-04-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1EC1V 7NS

Approval Rate

100%12mo

Development

low

P2026/2900/LBC
Replacement of existing pass door and associated works
Pending
P2026/2880/AOD
Approval of Details pursuant to Condition 8 of planning permission Ref:P2023/0142/LBC Dated 05/07/2023
Pending
P2026/2870/LBC
Replacement of 2x windows, installation of 9x solar panels, ASHP and associated external works. Internal alterations to include reconfiguration of third floor plan [Full Planinng P2026/2869/FUL also submitted].
Pending

View Planning Timeline