Flat 2, 31–34 St Andrew's Hill, London, EC4V 5DE

UPRN:200000069558Converted Flat2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 2, 31–34 St Andrew's Hill, London, EC4V 5DE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£737,000

£590k - £885kLow

Estimate

£737k

Range

£590k – £885k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

4.57%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 63/100. Investment score 61/100 reflects moderate 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

63/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 70

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.6%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2950/mo (range 2650-3200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,231/mo, -42% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026· verify before relying on this
Risk & liquidity3.8/15
10 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£775,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £262,550
Net cash flow: -£573/mo
Cash on cash: -2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below 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_snapshotsrent estimate 2950/mo (range 2650-3200)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2950/mo (range 2650-3200)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£737,000

Rent Estimate (pcm)£2,950

Gross Yield4.57%

1y Growth-

3y Growth-10.9%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£320,000 (2006-02-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

2EC4V 5DE

Approval Rate

100%12mo

Development

low

26/03251/FUL
Application for Full Planning Permission for the installation of 4x new soffit panels with integrated louvres at the underside of the existing external soffit at ground floor, north elevation. (Listed Permission ref: 26/03223/LB application received).
Pending
26/AP/3262
Details of condition 3 (Delivery and servicing plan) pursuant to planning permission 25/AP/2214 (Change of use of 7no. railway arches from sui generis use [car park] to use class B8 [storage or distribution] and/or use class E(g)(iii) [light industrial] and associated external alteration works including installation of roller shutters, steel doors and a pedestrian door; installation of replacement brick walls and concrete block walls; and installation of insulated roof panels.)
Pending
26/03223/LB
Application for Listed Building Consent for the installation of 4x new soffit panels with integrated louvres at the underside of the existing external soffit at ground floor, north elevation (Full Planning Permission ref: 26/03251/FUL application received).
Pending

View Planning Timeline

Ownership

Corporate Ownership22.4%
Overseas OwnershipNo
Lease Term Remaining95 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-02-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority-

Population Density984 /km²

Owner Occupied24%

Age Distribution

0-15 5%16-64 91%65+ 4%

View Area Profile

Schools Nearby

City of London School
0.2 mi
Inspected by ISI
St Paul's Cathedral School
0.3 mi
Inspected by ISI
London Nautical, City of London Academy
0.5 mi
Inspected as London Nautical School (URN 100642) on 22 Jun 2023
Charterhouse Square School
0.5 mi
Inspected by ISI

1 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

31 - 34 St Andrews Hill
-
£1.20M
-
36 St Andrews Hill
-
£4.10M
-
31 - 34 St Andrews Hill
-
£754k
-
31 - 34 St Andrews Hill
-
£527k
-

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