90 Barlby Road, London, W10 6AP

UPRN:217003296Flat/Maisonette3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band DEPC: C (72)

Data freshness:Price Paid· freshPlanning· freshEPC· 2mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

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

£606,000

£576k - £637kHigh

Estimate

£606k

Range

£576k – £637k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.30%

Verdict

Derived from HomePortfolio scores

90 Barlby Road earns an INVESTIGATE rating with HP Score 65/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). 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 NationsMarket 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

65/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

74/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 50Bike 78

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£600,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£190/mo
Cash on cash: -1.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.31 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£606,000

Rent Estimate (pcm)£2,650

Gross Yield5.30%

1y Growth-

3y Growth-5.9%

5y Growth-2.9%

10y Growth-0.6%

Last Sold Price£560,000 (2014-02-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1W10 6AP

Approval Rate

-12mo

Development

low

26/06982/FULL
Variation of condition 1 and 22 of planning permission dated 26th June 2023 (RN 23/00826/COFUL) for the demolition of the existing buildings, construction of part 4, part 5 and part 6 storey building to create 15 flats with private balconies and gardens, bicycle storage and refuse storage. NAMELY, to allow amendments to the approved drawings, comprising an increase in the height of the Automatic Opening Vent (AOV) at roof level by 700mm to facilitate the technical operation of the smoke shaft, together with amendments relating to the approved Urban Greening Factor (UGF) target. Condition 22 to reduce the approved Urban Greening Factor (UGF) target from 0.4 to 0.25 to accommodate fire safety and technical requirements identified during detailed design.
Pending
P/2026/02598/DET
Details to discharge Condition 95 (dynamic Overheating Analysis) relating to Development Zone 3 ('DZ3') of planning planning permission 2025/02724/VAR dated 9 September 2026.
Pending
P/2026/02565/DET
Details to discharge Condition 40 (Air Quality Dust Management Plan (AQDMP)) relating to Development Zone 3 ('DZ3') of planning planning permission 2025/02724/VAR dated 9 September 2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership57%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-02-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density9,039 /km²

Owner Occupied25%

Age Distribution

0-15 16%16-64 68%65+ 16%

View Area Profile

Schools Nearby

Barlby Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ormiston Kensington Queensmill Academy
0.3 mi
Good
La Petite Ecole Francaise
0.3 mi
Inspected by ISI
St Charles Catholic Primary School
0.3 mi
Good

1 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

94 Barlby Road
-
£650k
-
60 Barlby Road
-
£690k
-
88 Barlby Road
-
£1.10M
-
60 Barlby Road
-
£540k
-

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