2 River Street Mews, London, EC1R 1AE

UPRN:10091004232Terrace Property3 bedsBuilt 2012-2021

FreeholdCouncil Tax: Band GEPC: B (81)

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

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

£2,106,000

£2.00M - £2.21MHigh

Estimate

£2.11M

Range

£2.00M – £2.21M

Rent Estimate (pcm)

£7,150

£6k - £8k

Monthly

£7,150

Yield

3.81%

Verdict

Derived from HomePortfolio scores

2 River Street Mews earns an INVESTIGATE rating with HP Score 83/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (96/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

74/ 100

High

Crime Score

24/ 100

Moderate

Walkability

96/ 100

Excellent

Transit & Bike

Transit 100Bike 78

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£2,250,000

At the asking price

Monthly rent£7,150/mo

Evidenced range £6,350-£7,900

Interest rate5.4%

Loan to value75%

Cash required: £860,050
Net cash flow: -£2,644/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.94 - 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£2,106,000

Rent Estimate (pcm)£7,150

Gross Yield3.81%

1y Growth-

3y Growth-11.9%

5y Growth-3.1%

10y Growth-1.0%

Last Sold Price£1,900,000 (2015-03-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EC1R 1AE

Approval Rate

-12mo

Development

low

P2026/2865/COL
Certificate of Lawfulness (Proposed) for remedial works to replace the existing render with a non-combustible system to match the existing colour and appearance to improve the fire safety credentials of the site
Pending
P2026/2857/FUL
Proposed window replacement. Removal of existing first floor rear extension. Extension and changes to the existing ground floor rear extension. New kitchen, bathroom and ensuite. Addition of internal insulated wall lining, solar roof panels, ASHP & battery [Listed Building Consent reference: P2026/2856/LBC also submitted].
Pending
P2026/2856/LBC
Proposed window replacement. Removal of existing first floor rear extension. Extension and changes to the existing ground floor rear extension. New kitchen, bathroom and ensuite. Addition of internal insulated wall lining, solar roof panels, ASHP & battery [Full planning application reference P2026/2857/FUL also submitted].
Pending

View Planning Timeline

Ownership

Corporate Ownership33.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-03-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£47,411

Population Density11,375 /km²

Owner Occupied35%

Age Distribution

0-15 12%16-64 73%65+ 15%

View Area Profile

Schools Nearby

The Gower School
0.2 mi
Inspected by ISI
The Pears Family School
0.2 mi
Outstanding
Hugh Myddelton Primary School
0.2 mi
Outstanding
Elizabeth Garrett Anderson School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

5 River Street Mews
-
£2.30M
-
6 River Street Mews
-
£3.75M
-
3 River Street Mews
-
£2.45M
-
6 River Street Mews
-
£3.45M
-

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