85 Flood Street, London, SW3 5SU

UPRN:217032494Terrace Property4 bedsBuilt 1976-1982

FreeholdCouncil Tax: -EPC: D (58)AI-Powered Intelligence

Data freshness:Listing· freshPrice Paid· 2mo agoPlanning· 2mo agoEPC· 4mo agoRisk· 3mo agoCrime· freshConnectivity· 3mo agoAmenities· 3mo agoArea· Census 2021

Location map - no listing photos available

HP Score

/ 100

High Potential

Verdict

today

BUY
Strong overall fundamentals
INVESTIGATE
Some risks
AVOID
High risk factors

Confidence

High

Sale Estimate

£3,535,000

£3.36M - £3.71MHigh

Estimate

£3.54M

Range

£3.36M – £3.71M

Rent Estimate (pcm)

£12,200

£11k - £13kMedium

Monthly

£12,200

Yield

2.68%

AI Verdict

Derived from HomePortfolio scores

AI summary

85 Flood Street earns a BUY 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 rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.

Key SourcesEPC RegisterZoopla ListingsHP Property IntelligenceOfcom Connected NationsMobile Coveragevalue historyplanning signalsgaz salesHP Walkability v2ONS Census 2021Police.ukPlanIt / LA PortalsHMLR CCODHMLR CovenantsHMLR Price PaidEnvironment Agency RoFRaSDefra Noise MapOSM AmenitiesOfsted / GIAS

HP Score

83/ 100

High

Investment Score

64/ 100

Moderate

Crime Score

10/ 100

Low

Walkability

97/ 100

Excellent

Transit & Bike

Excellent

Real Data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is 'Under offer' - 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£2,950,000

At the asking price

Monthly rent£12,200/mo

Evidenced range £10,950-£13,450

Interest rate5.4%

Loan to value75%

Cash required: £1,154,050
Net cash flow: -£1,510/mo
Cash on cash: -1.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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£3,535,000

Rent Estimate (pcm)£12,200

Gross Yield2.68%

1y Growth-

3y Growth-7.4%

5y Growth-2.8%

10y Growth-2.1%

Last Sold Price£1,650,000 (2002-05-22)

View Market Details

Risk Overview

Flood RiskVery low
Subsidence3
RadonLow
MiningUnknown
Landslide1
Air QualityUnknown
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0SW3 5SU

Approval Rate

-12mo

Development

low

CON/26/04041
Details required by condition 3 (submission of details) of planning permission PP/25/02821 (Amalgamation of works approved under planning permissions PP/24/05889, PP/24/08563 and PP/24/08565 along with two new underground plant areas and the demolition and replacement of the two garden facing elevations)
Pending
LB/26/03994
Lowering floor level within storage space, formation of opening between vault and storage space to provide internal access, extension of entrance step at ground floor level
Pending
NMA/26/03986
Non material amendment to planning permission 26/00660 (Variation of condition 2 (compliance with approved drawings) of planning permission 13/05535 (Redevelopment of lower ground floor in garden, excavation of two basement levels, replacement of glass pavilion, re-landscaping of rear garden and associated alterations) to allow for internal and external alterations to the approved scheme including reconfigured layouts, depths, and floor areas at basement levels 1,2, and 3, alterations to lightwells and introduction of a new lightwell; removal of the secondary staircase in the garden pavilion and the bridge over the rear lightwell and introduction of new york stone stairs at ground floor level; and changes to the lightwell and removal of the bridge at first floor level.) to remove the word 'glass' from the description above; i.e. (Variation of condition 2 (compliance with approved drawings) of planning permission 13/05535 (Redevelopment of lower ground floor in garden, excavation of two basement levels, replacement of pavilion, re-landscaping of rear garden and associated alterations) to allow for internal and external alterations to the approved scheme including reconfigured layouts, depths, and floor areas at basement levels 1,2, and 3, alterations to lightwells and introduction of a new lightwell; removal of the secondary staircase in the garden pavilion and the bridge over the rear lightwell and introduction of new york stone stairs at ground floor level; and changes to the lightwell and removal of the bridge at first floor level.)
Pending

View Planning Timeline