Apartment 2201, 55 Upper Ground, London, SE1 9RB

UPRN:10091664384Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band GEPC: C (79)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Apartment 2201, 55 Upper Ground, London, SE1 9RB

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

£1,899,000

£1.80M - £1.99MHigh

Estimate

£1.90M

Range

£1.80M – £1.99M

Rent Estimate (pcm)

£8,950

£8k - £10k

Monthly

£8,950

Yield

5.81%

Verdict

Derived from HomePortfolio scores

Apartment 2201 earns an INVESTIGATE rating with HP Score 63/100. Investment score 66/100 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

63/ 100

Mixed

Investment Score

66/ 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 confidence0 independent sourcesListing checked 7 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 +2.6% (HIGH), sold-comps -7.5%, £/sqft -7.5%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 10091664384· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.7%· as of 6 Nov 2026
Rental economics5.6/40
gross yield 5.8%; range width penalty ×0.88
- valuation_snapshotsrent estimate 8950/mo (range 8200-9650)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,637/mo, -29% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 7 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity14.6/15
555 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£8,950/mo

Evidenced range £8,200-£9,650

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£48/mo
Cash on cash: -0.1%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10091664384Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10.7%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 8950/mo (range 8200-9650)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 7 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 8950/mo (range 8200-9650)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£1,899,000

Rent Estimate (pcm)£8,950

Gross Yield5.81%

1y Growth-

3y Growth-7.8%

5y Growth-4.1%

10y Growth-1.2%

Last Sold Price£2,588,750 (2016-02-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SE1 9RB

Approval Rate

-12mo

Development

low

26/AP/3232
Listed building consent for repairs and replacement windows and doors due to condition
Pending
26/AP/3231
Listed building consent: Utilise redundant catering kitchen and glass wash area and form new bar servery and staff wc and change area
Pending
26/AP/3216
Notification submitted to satisfy paragraph 5.1.1 (Implementation Date) of S106 Agreement associated with planning permission ref. 23/AP/1883 for 'Construction of 3-storey rear extension at first and second floor levels and one-storey upward extension, associated with internal rearrangements, to result in a 4-storey building providing a total of 4no. self-contained units, (2no. 1 bed and 2no. Studios)'.
Pending

View Planning Timeline

Ownership

Corporate Ownership24.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2016-02-26
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
-
£9.50M
-
55 Upper Ground
-
£1.85M
-
55 Upper Ground
-
£2.00M
-
55 Upper Ground
-
£2.20M
-

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