Flat 6, Amen Lodge, Warwick Lane, London, EC4M 7BY

UPRN:200000072097Flat/Maisonette2 bedsBuilt 1967-1975

Tenure: -Council Tax: -EPC: C (77)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 6, Amen Lodge, Warwick Lane, London, EC4M 7BY

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£864,000

£821k - £907kHigh

Estimate

£864k

Range

£821k – £907k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

4.26%

Verdict

Derived from HomePortfolio scores

Flat 6 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. 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)Defra 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

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge-1.6/15
claims [AVM -15.7% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 200000072097· as of 12 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3550/mo (range 3200-3900)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,740/mo, -49% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 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 & liquidity6.7/15
3 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

£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£3,550/mo

Evidenced range £3,200-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£917/mo
Cash on cash: -3.2%
Score at this price: 5

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.05 - 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_snapshotsestimate for 200000072097Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3550/mo (range 3200-3900)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3550/mo (range 3200-3900)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£864,000

Rent Estimate (pcm)£3,550

Gross Yield4.26%

1y Growth-

3y Growth+44.7%

5y Growth+31.4%

10y Growth+27.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EC4M 7BY

Approval Rate

-12mo

Development

low

26/07430/OBS
This development is proposed to be a phased development (phase 1: demolition, phase 2 construction) comprising: the demolition of the existing buildings, partial retention of the existing basement (including creation of a mezzanine) and onstruction of a new building for office use (Class E(g)), flexible office/community use (Class E(g)/F2), flexible cultural/event uses (Sui Generis) and flexible retail/service/food and beverage uses (Class E(a)-(c)); comprising a basement level, ground and 20 upper storeys plus roof plant level; creation of new public space and new pedestrian routes at ground level; hard and soft landscaping; pedestrian and vehicle access; blue badge car and cycle parking; ancillary servicing, plant and other back of house space; excavation to accommodate attenuation tank beneath existing basement slab, external alterations and demolition to the south elevation of the adjoining Porter Tun Room of the former Whitbread Brewery; associated highway works, enabling works and other works associated with the development. This application is accompanied by an Environmental Statement which is available for inspection with the planning application.
Pending
26/01565/PODC
Submission of the Interim Cycling Promotion Plan and the Delivery and Servicing Management Plan pursuant to Schedule 3 Paragraph 7.1 and 8.1 of the Section 106 Agreement dated 11 September 2020 (Planning Application Reference: 20/00311/FULMAJ as amended by 21/00985/FULMAJ and 23/00752/FULMAJ).
Pending
2026/4789/L
The replacement of bathroom facilities and the insertion of a kitchen to lower ground floor level, including reconfiguration of modern partition walls, sanitary fixtures and wall finishes.
Pending

View Planning Timeline