Third Floor Flat, 20 Holland Street, London, W8 4LT

UPRN:217040566Flat/Maisonette1 bedsBuilt before 1900

Tenure: -Council Tax: -EPC: C (78)

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

Third Floor Flat, 20 Holland Street, London, W8 4LT

HP Score

/ 100

Mixed

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£1,091,000

£872k - £1.31MLow

Estimate

£1.09M

Range

£872k – £1.31M

Rent Estimate (pcm)

£4,400

£4k - £5k

Monthly

£4,400

Yield

0.66%

Verdict

Derived from HomePortfolio scores

Third Floor Flat earns an INVESTIGATE rating with HP Score 67/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (95/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsOfcom Connected NationsMarket 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

67/ 100

Mixed

Investment Score

71/ 100

High

Crime Score

87/ 100

Elevated

Walkability

95/ 100

Excellent

Transit & Bike

Transit 49Bike 72

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range
listing is a house but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£7,950,000

At the asking price

Monthly rent£4,400/mo

Evidenced range £3,950-£4,850

Interest rate5.4%

Loan to value75%

Cash required: £3,254,050
Net cash flow: -£23,785/mo
Cash on cash: -8.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.16 - 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£1,091,000

Rent Estimate (pcm)£4,400

Gross Yield0.66%

1y Growth-

3y Growth-15.4%

5y Growth-10.5%

10y Growth-6.3%

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

5W8 4LT

Approval Rate

100%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
26/06676/FULL
Installation of a fully openable shopfront at 19 Queensway.
Pending
26/06604/TCA
1 x bay: fell Replace with an amelanchier or malus.
Pending

View Planning Timeline

Ownership

Corporate Ownership36.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density5,709 /km²

Owner Occupied36%

Age Distribution

0-15 15%16-64 69%65+ 16%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

10 Holland Street
-
£3.45M
-
6A Holland Street
-
£600k
-
24 Holland Street
-
£4.40M
-
26 Holland Street
-
£9.55M
-

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