Flat 5, 40 Holland Park, London, W11 3RP

UPRN:217038504Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band HEPC: E (43)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 5, 40 Holland Park, London, W11 3RP

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,881,000

£1.79M - £1.98MHigh

Estimate

£1.88M

Range

£1.79M – £1.98M

Rent Estimate (pcm)

£8,000

£7k - £9k

Monthly

£8,000

Yield

5.19%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 86/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (96/100). 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 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

64/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

96/ 100

Excellent

Transit & Bike

Transit 60Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

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£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: -

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.

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£1,881,000

Rent Estimate (pcm)£8,000

Gross Yield5.19%

1y Growth-43.6%

3y Growth-3.7%

5y Growth-0.9%

10y Growth-0.5%

Last Sold Price£1,271,500 (2006-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

5W11 3RP

Approval Rate

0%12mo

Development

low

P/2026/02336/OBS
Loft and garage conversion; internal reconfiguration and installation of first floor rear balcony.
Pending
26/06051/ADFULL
Details of new gates, railing and new path surfacing pursuant to condition 3 of planning permission dated 21 July 2026 (RN: 26/03411/FULL). (Linked with 26/06041/ADLBC)
Pending
26/06041/ADLBC
Detailed drawings, specificions' documents, planning statement of new gates and railings, including associated works to alter the existing railings and stub walls, and detailed design of new path surfacing pursuant to condition 3 of listed building consent dated 21st July 2026 (RN 26/03412/LBC). (Linked with 26/06051/ADFULL)
Pending

View Planning Timeline

Ownership

Corporate Ownership58.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2006-05-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 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
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Norland Place School
0.2 mi
Inspected by ISI
St Clement and St James CofE Primary School
0.3 mi
Good
Holland Park School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

38 Holland Park
-
£1.38M
-
38 Holland Park
-
£1.27M
-
44D Holland Park
-
£2.83M
-
45 Holland Park
-
£1.70M
-

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