Flat 174, Trellick Tower, 5 Golborne Road, London, W10 5UU

UPRN:217035006Flat/Maisonette3 bedsBuilt 1967-1975

LeaseholdCouncil Tax: -EPC: E (50)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 174, Trellick Tower, 5 Golborne Road, London, W10 5UU

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£829,000

£746k - £912kMedium

Estimate

£829k

Range

£746k – £912k

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

4.87%

Verdict

Derived from HomePortfolio scores

Flat 174 earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (99/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 73Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -8.6% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 217035006· as of 9 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.82
- valuation_snapshotsrent estimate 3650/mo (range 3300-4000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,704/mo, -47% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 33 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 3 Nov 2026
Risk & liquidity12.8/15
129 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£675,000£1,035,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£900,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,300-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£511/mo
Cash on cash: -2.0%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 217035006Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3650/mo (range 3300-4000)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 3650/mo (range 3300-4000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 33 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. 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£829,000

Rent Estimate (pcm)£3,650

Gross Yield4.87%

1y Growth-

3y Growth-5.9%

5y Growth-2.9%

10y Growth-0.6%

Last Sold Price£600,000 (2014-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W10 5UU

Approval Rate

-12mo

Development

low

26/07258/FULL
Installation of air to air heat pumps to offices and bedrooms.
Pending
26/07187/FULL
Erection of a single storey rear extension.
Pending
26/07221/CLEUD
Confirmation of the lawful existing Use of Unit A, 31 Fermoy Road as a 4-bedroom HMO (Class C4).
Pending

View Planning Timeline

Ownership

Corporate Ownership57%
Overseas OwnershipNo
Lease Term Remaining84 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2014-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density8,583 /km²

Owner Occupied12%

Age Distribution

0-15 18%16-64 68%65+ 14%

View Area Profile

Schools Nearby

St Thomas' CofE Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Saint Mary's Catholic Primary School
0.2 mi
Good
Bevington Primary School
0.2 mi
Requires improvement
Queen Elizabeth II Jubilee School
0.2 mi
-

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

View All Schools

Comparables

View All

Trellick Tower, 5 Golborne Road
-
£895k
-
Trellick Tower, 5 Golborne Road
-
£720k
-
Trellick Tower, 5 Golborne Road
-
£600k
-
Trellick Tower, 5 Golborne Road
-
£480k
-

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