Flat 26, Globe View House, 171 Blackfriars Road, London, SE1 8ER

UPRN:10091667014Purpose Built Flat3 bedsBuilt -

LeaseholdCouncil Tax: Band FEPC: B (84)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 1mo agoArea· Census 2021

Flat 26, Globe View House, 171 Blackfriars Road, London, SE1 8ER

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,023,000

£921k - £1.13MMedium

Estimate

£1.02M

Range

£921k – £1.13M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

5.24%

Verdict

Derived from HomePortfolio scores

Flat 26 earns an INVESTIGATE rating with HP Score 65/100. 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. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

74/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 81

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -7.5% (MEDIUM), sold-comps -3.8%, £/sqft -3.8%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 10091667014· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%· as of 31 Oct 2026
Rental economics1.6/40
gross yield 5.2%; range width penalty ×0.85
- valuation_snapshotsrent estimate 4800/mo (range 4400-5250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,243/mo, -26% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 4 Nov 2026
Risk & liquidity12.9/15
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 sensitivity

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,400-£5,250

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£389/mo
Cash on cash: -1.2%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.29 - 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 10091667014Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4400-5250)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 4800/mo (range 4400-5250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 32 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. 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£1,023,000

Rent Estimate (pcm)£4,800

Gross Yield5.24%

1y Growth-

3y Growth-7.8%

5y Growth-4.1%

10y Growth-1.2%

Last Sold Price£1,150,000 (2015-11-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1SE1 8ER

Approval Rate

0%12mo

Development

low

26/AP/3186
Details of condition 3 'Construction Environmental Management Plan' required by planning ref. 26/AP/0780 'Amalgamation of ground and basement Class (E) with existing first, second and third floor dwelling (C3) to create enlarged dwelling and associated bike and bin stores'
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
26/AP/3167
T1A London Plane (x1) - Reduce the crown back to previous, most recent points of reduction, with retention of knuckles. By 5m in height and 3m in width to a final height of 16m and a final width of 5m.
Pending

View Planning Timeline

Ownership

Corporate Ownership24.3%
Overseas OwnershipNo
Lease Term Remaining112 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2015-11-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£43,006

Population Density13,486 /km²

Owner Occupied20%

Age Distribution

0-15 15%16-64 80%65+ 5%

View Area Profile

Schools Nearby

Friars Primary Foundation School
0.1 mi
Good
Oasis Academy South Bank Primary
0.3 mi
Inspected as Johanna Primary School (URN 100573) on 15 Jun 2010
London Nautical, City of London Academy
0.3 mi
Inspected as London Nautical School (URN 100642) on 22 Jun 2023
St George's Cathedral Catholic Primary School
0.3 mi
Inspected as St George's Cathedral Catholic Primary School (URN 100828) on 6 Jun 2024

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Globe View House, 171 Blackfriars Road
-
£1.25M
-
Globe View House, 171 Blackfriars Road
-
£975k
-
The Residence Blackfriars Road
-
£715k
-
Globe View House, 171 Blackfriars Road
-
£725k
-

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