Apartment 1501, 55 Upper Ground, London, SE1 9EY

UPRN:10091664321Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band GEPC: C (72)

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

Apartment 1501, 55 Upper Ground, London, SE1 9EY

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,473,000

£1.33M - £1.62MMedium

Estimate

£1.47M

Range

£1.33M – £1.62M

Rent Estimate (pcm)

£6,950

£6k - £8k

Monthly

£6,950

Yield

8.34%

Verdict

Derived from HomePortfolio scores

Apartment 1501 earns an INVESTIGATE rating with HP Score 64/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

64/ 100

Mixed

Investment Score

70/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 100Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 30 Oct 2026

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

Check before relying on this score: the estimate sits 32% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +32.1% (MEDIUM), sold-comps +21.6%, £/sqft +21.6%] → measured edge +0.50pp 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 9 Oct 2026
- valuation_snapshotsestimate for 10091664321· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 13.6%· as of 4 Nov 2026
Rental economics23.2/40
gross yield 8.3%; range width penalty ×0.87; the estimate this rent rides on sits 32% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 6950/mo (range 6350-7500)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin10.9/30
stressed cash flow +760/mo, +11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 69 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 30 Oct 2026
Risk & liquidity12.8/15
555 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 sensitivityScores 70+ up to £825,000

£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£6,950/mo

Evidenced range £6,350-£7,500

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: £1,437/mo
Cash on cash: 5.0%
Score at this price: 49

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.06 - 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 10091664321Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 13.6%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 6950/mo (range 6350-7500)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 32% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 6950/mo (range 6350-7500)
Rental economics needs verification before you rely on it
sale estimate 32% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £825,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,473,000

Rent Estimate (pcm)£6,950

Gross Yield8.34%

1y Growth-

3y Growth-7.8%

5y Growth-4.1%

10y Growth-1.2%

Last Sold Price£1,620,000 (2015-12-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE1 9EY

Approval Rate

-12mo

Development

low

26/07332/LBC
Replacement of one platform lift at first floor level.
Pending
26/07358/ADV
Display of non illuminated bronze face plaque measuring 0.6m X 0.6m
Pending
26/AP/3175
Details of Biodiversity Net Gain (BNG) Condition pursuant to planning permission 25/AP/2945 (Alterations to entrances and glazing including the replacement of existing glazing with double-glazed windows.)
Pending

View Planning Timeline

Ownership

Corporate Ownership24.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2015-12-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density8,220 /km²

Owner Occupied26%

Age Distribution

0-15 7%16-64 79%65+ 14%

View Area Profile

Schools Nearby

London Nautical, City of London Academy
0.1 mi
Inspected as London Nautical School (URN 100642) on 22 Jun 2023
King's College London
0.3 mi
-
Courtauld Institute of Art
0.4 mi
-
City of London School
0.5 mi
Inspected by ISI

2 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

55 Upper Ground
-
£1.40M
-
55 Upper Ground
-
£1.09M
-
55 Upper Ground
-
£1.29M
-
55 Upper Ground
-
£500k
-

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