Flat 6, 17 Holland Park, London, W11 3TD

UPRN:217038347Flat/Maisonette2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band GEPC: D (62)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 6, 17 Holland Park, London, W11 3TD

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,884,000

£1.70M - £2.07MMedium

Estimate

£1.88M

Range

£1.70M – £2.07M

Rent Estimate (pcm)

£8,000

£7k - £9k

Monthly

£8,000

Yield

5.19%

Verdict

Derived from HomePortfolio scores

Flat 6 earns an INVESTIGATE rating with HP Score 86/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (91/100). 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)Defra 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

86/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

91/ 100

Excellent

Transit & Bike

Transit 61Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +1.8% (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 13 Oct 2026
- valuation_snapshotsestimate for 217038347· as of 13 Oct 2026
Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.84
- valuation_snapshotsrent estimate 8000/mo (range 7250-8700)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,055/mo, -26% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 4 Nov 2026
Risk & liquidity12.8/15
192 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

£1,387,500£1,989,000

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£1,850,000

At the asking price

Monthly rent£8,000/mo

Evidenced range £7,250-£8,700

Interest rate5.4%

Loan to value75%

Cash required: £692,050
Net cash flow: -£705/mo
Cash on cash: -1.2%
Score at this price: 14

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - 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_snapshotsestimate for 217038347Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 8000/mo (range 7250-8700)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 8000/mo (range 7250-8700)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£1,884,000

Rent Estimate (pcm)£8,000

Gross Yield5.19%

1y Growth-77.7%

3y Growth-3.7%

5y Growth-0.9%

10y Growth-0.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

11W11 3TD

Approval Rate

100%12mo

Development

low

P/2026/02791/NMAT
NMAT
Rejected
P/2026/02603/HH
Erection of black painted metal railings around the flat roof of the existing back addition at second floor level, in connection with the creation of a roof terrace; removal of existing glass balustrade to existing French doors to the rear elevation at second floor level, to provide access to the proposed roof terrace; erection of black painted metal railings above the existing parapet wall around the flat roof of the existing back addition at ground floor level, in connection with the creation of a roof terrace; and replacement of existing window with a door to the rear elevation at ground floor level, to provide access to the proposed roof terrace.
Pending
P/2026/02551/TREE
T1-Rear Garden - Robinia (R.pseudoacacia) - reduce crown by 30%(2.5m) to suitable growth points -reduce lateral branch spread to match, shape, balance and tidy -remove any deadwood, carry out full aerial inspection for any defects All works are for routine maintenance
Pending

View Planning Timeline

Ownership

Corporate Ownership58.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density-

Owner Occupied64%

Age Distribution

0-15 21%16-64 62%65+ 17%

View Area Profile

Schools Nearby

SIAL
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Norland Place School
0.1 mi
Inspected by ISI
The Cardinal Vaughan Memorial RC School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Clement and St James CofE Primary School
0.3 mi
Good

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Holland Park
-
£1.30M
-
27 Holland Park
-
£3.95M
-
26 Holland Park
-
£2.35M
-
17 Holland Park
-
£1.33M
-

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