29 Flood Street, London, SW3 5ST

UPRN:217032461Terrace Property4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band HEPC: D (62)

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

£4,507,000

£4.28M - £4.73MHigh

Estimate

£4.51M

Range

£4.28M – £4.73M

Rent Estimate (pcm)

£15,900

£14k - £18k

Monthly

£15,900

Yield

2.54%

Verdict

Derived from HomePortfolio scores

29 Flood Street earns an INVESTIGATE rating with HP Score 83/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

83/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

13/ 100

Low

Walkability

97/ 100

Excellent

Transit & Bike

Transit 54Bike 74

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£7,500,000

At the asking price

Monthly rent£15,900/mo

Evidenced range £14,350-£17,500

Interest rate5.4%

Loan to value75%

Cash required: £3,065,050
Net cash flow: -£14,305/mo
Cash on cash: -5.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.63 - 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£4,507,000

Rent Estimate (pcm)£15,900

Gross Yield2.54%

1y Growth-

3y Growth-9.5%

5y Growth-4.5%

10y Growth-2.4%

Last Sold Price£4,435,000 (2020-09-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2SW3 5ST

Approval Rate

100%12mo

Development

low

26/07173/FULL
Retention of the existing comfort cooling system and installation of an additional condenser unit within the rear ground floor courtyard to provide comfort cooling to the front area of the shop, including installation on vibration isolation mounts.
Pending
26/06832/ADLBC
Details of acoustic enclosure pursuant to Condition 3 of listed building consent dated 22 October 2024 (RN24/05652/LBC) (Linked 26/06694/ADFULL)
Pending
26/06694/ADFULL
Detailed elevations and sections of the acoustic enclosure at 1:10 and 1:20 scale pursuant to Condition 5 of Appeal Decision dated 13 February 2026 (RN:APP/X5990/W/25/3364433) (Linked 26/06832/ADLBC)
Pending

View Planning Timeline