Flat 8, 87 Cadogan Gardens, London, SW3 2RD

UPRN:217008554Flat/Maisonette3 bedsBuilt before 1900

LeaseholdCouncil Tax: Band HEPC: C (74)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 8, 87 Cadogan Gardens, London, SW3 2RD

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

£4,305,000

£3.44M - £5.17MLow

Estimate

£4.30M

Range

£3.44M – £5.17M

Rent Estimate (pcm)

£19,550

£18k - £21k

Monthly

£19,550

Yield

4.08%

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 61/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (62/100). 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

61/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

83/ 100

Elevated

Walkability

62/ 100

Moderate

Transit & Bike

Transit 70Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£5,750,000

At the asking price

Monthly rent£19,550/mo

Evidenced range £18,000-£21,050

Interest rate5.4%

Loan to value75%

Cash required: £2,330,050
Net cash flow: -£5,872/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - below 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£4,305,000

Rent Estimate (pcm)£19,550

Gross Yield4.08%

1y Growth-

3y Growth-9.5%

5y Growth-4.5%

10y Growth-2.4%

Last Sold Price£5,300,000 (2021-07-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW3 2RD

Approval Rate

-12mo

Development

low

26/07236/ADLBC
details of the proposed paving materials either side the length of the wall to be replaced, including photographs of the existing paving (taken before the works begin) and photographs of samples of the paving to be reinstated or newly laid, along with plan drawings showing what paving materials will be used where and the proposed render to be used on the new wall, including specifics of its finished colour and photographs of samples pursuant to condition 3 of listed building dated 19th March 2026 (RN:25/09235/LBC )
Pending
26/07228/ADFULL
Details of the raised boundary wall and sample panel pursuant to condition 4 of planning permission dated 30 September 2026 (RN: 26/04283/FULL).
Pending
26/07237/ADFULL
Details of the proposed paving materials either side the length of the wall to be replaced, including photographs of the existing paving (taken before the works begin) and photographs of samples of the paving to be reinstated or newly laid, along with plan drawings showing what paving materials will be used where and the proposed render to be used on the new wall, including specifics of its finished colour and photographs of samples pursuant to condition 4 of planning permission dated 19.03.2026 (RN:25/09234/FULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership32.6%
Overseas OwnershipNo
Lease Term Remaining88 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-07-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

20 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density9,750 /km²

Owner Occupied37%

Age Distribution

0-15 12%16-64 73%65+ 15%

View Area Profile

Schools Nearby

Sussex House School
0.1 mi
Inspected by ISI
St Joseph's Catholic Primary School
0.1 mi
Outstanding
St. Thomas More Language College
0.1 mi
Inspected as Saint Thomas More Language College (URN 100502) on 24 May 2022
Knightsbridge School
0.1 mi
Inspected by ISI

2 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

85 Cadogan Gardens
-
£5.05M
-
87 Cadogan Gardens
-
£6.22M
-
87 Cadogan Gardens
-
£4.15M
-
87 Cadogan Gardens
-
£3.25M
-

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