26 Campden Grove, London, W8 4JQ

UPRN:217010722Terrace Property5 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band HEPC: C (73)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£4,779,000

£3.82M - £5.74MLow

Estimate

£4.78M

Range

£3.82M – £5.74M

Rent Estimate (pcm)

£20,250

£19k - £22k

Monthly

£20,250

Yield

28.09%

Verdict

Derived from HomePortfolio scores

26 Campden Grove earns an INVESTIGATE rating with HP Score 84/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (98/100). 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

84/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

15/ 100

Low

Walkability

98/ 100

Excellent

Transit & Bike

Transit 60Bike 70

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£865,000

At the asking price

Monthly rent£20,250/mo

Evidenced range £18,550-£21,900

Interest rate5.4%

Loan to value75%

Cash required: £294,050
Net cash flow: £11,100/mo
Cash on cash: 45.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 6.94 - 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£4,779,000

Rent Estimate (pcm)£20,250

Gross Yield28.09%

1y Growth-

3y Growth-15.4%

5y Growth-10.5%

10y Growth-6.3%

Last Sold Price£1,850,000 (2004-03-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1W8 4JQ

Approval Rate

100%12mo

Development

low

26/07015/ADFULL
Details of a sample of glass to be used in the rear rooflights pursuant to condition 10 of planning permission dated 21st May 2026 (RN: 25/05013/FULL).
Pending
26/06676/FULL
Installation of a fully openable shopfront at 19 Queensway.
Pending
26/06604/TCA
1 x bay: fell Replace with an amelanchier or malus.
Pending

View Planning Timeline

Ownership

Corporate Ownership36.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2004-03-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density8,144 /km²

Owner Occupied53%

Age Distribution

0-15 13%16-64 70%65+ 17%

View Area Profile

Schools Nearby

Holland Park School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Fox Primary School
0.2 mi
Outstanding
St Mary Abbots CofE Primary School
0.2 mi
Good
Ashbourne College
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

30 Campden Grove
-
£450k
-
23A Campden Grove
-
£1.80M
-
28B Campden Grove
-
£935k
-
32 Campden Grove
-
£2.95M
-

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