Flat 3, 5 Gordon Place, London, W8 4JD

UPRN:217035337Flat/Maisonette2 bedsBuilt -

Shared ownershipCouncil Tax: Band EEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£825,000

£660k - £990kLow

Estimate

£825k

Range

£660k – £990k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

5.36%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 84/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (99/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is shared ownership. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsMarket 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

99/ 100

Excellent

Transit & Bike

Transit 57Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics2.3/40
gross yield 5.4%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3350/mo (range 3000-3650)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -975/mo, -29% 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 6 Nov 2026
Risk & liquidity9.2/15
157 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£750,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,000-£3,650

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: -£212/mo
Cash on cash: -1.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.32 - clears 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_snapshotsrent estimate 3350/mo (range 3000-3650)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3350/mo (range 3000-3650)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£825,000

Rent Estimate (pcm)£3,350

Gross Yield5.36%

1y Growth-44.1%

3y Growth-15.4%

5y Growth-10.5%

10y Growth-6.3%

Last Sold Price£775,000 (2016-07-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0W8 4JD

Approval Rate

-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
26/06962/LBC
Internal alterations to remove partition walls, modern mezzanine floor, covings and skirtings; install new partitions, covings and skirtings; install en-suite bathroom; create new doorway to existing bathroom; repair and re-putty glazing within terrace doors; provide an open plan kitchen/living/dining area and related alterations and provide extract flue for new boiler to external side elevation.
Pending
26/06676/FULL
Installation of a fully openable shopfront at 19 Queensway.
Pending

View Planning Timeline

Ownership

Corporate Ownership36.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeShared ownership
Last Ownership Change2016-07-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density-

Owner Occupied53%

Age Distribution

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

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

13 Gordon Place
-
£725k
-
15 Gordon Place
-
£830k
-
5 Gordon Place
-
£750k
-
15 Gordon Place
-
£1.95M
-

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