16 Spencer Street earns a BUY rating with HP Score 81/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (71/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.
The HP Score is a composite of the intelligence categories on this page, weighted by long-term predictive value. Category scores shown here are sourced from the live API; a category with no live signal renders as unavailable rather than a modelled placeholder.
279 underlying signals from Land Registry, EPC, Environment Agency, Census 2021, Ofcom, Ofsted, planning portals and proprietary scraping fleets.
Each of the 13 categories is weighted by long-term predictive value against capital growth and rental demand, recalibrated quarterly.
Final score is adjusted downward for flood, climate, planning pressure, ownership opacity and air-quality factors when above area thresholds.
Derived from NaPTAN, BODS live feed and OSM cycling network - not inferred from postcode averages.
Source: Environment Agency flood-risk datasets (RoFRS, surface water and groundwater models).
All four categories trend stable through 2050 under RCP4.5 scenarios; heat risk rises one band by 2080.
Source: UK Climate Projections (UKCP18) and Met Office downscaled tiles.
| Component | Score | Impact | Trend 12m | Summary |
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The HP Score is a composite of the intelligence categories on this page, weighted by long-term predictive value. Category scores shown here are sourced from the live API; a category with no live signal renders as unavailable rather than a modelled placeholder.
279 underlying signals are sourced from Land Registry, Environment Agency, Ofcom, Ofsted, Census 2021, planning portals, and proprietary scrapers running on dedicated proxy fleets. All raw signals are timestamped and lineage-tracked.
Raw signals are normalised and aggregated into 13 intelligence dimensions (Investment, Crime, Walkability, Schools, Flood, Climate, Rental Demand, Liquidity, Affordability, Connectivity, Environmental, Regeneration, Transit & Bike).
Each dimension is weighted by its long-term predictive value against capital growth and rental demand. Weights are re-trained quarterly against the full UK property dataset and back-tested over a 10-year window.
Final composite is adjusted downward for above-threshold risk factors - flood, climate, planning pressure, ownership opacity, and air-quality NO2 exceedances - to reflect downside exposure rather than just upside potential.