Flat 89, Troy Court, Kensington High Street, London, W8 7RB

UPRN:217044640Purpose Built Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: E (53)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 89, Troy Court, Kensington High Street, London, W8 7RB

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,192,000

£1.13M - £1.25MHigh

Estimate

£1.19M

Range

£1.13M – £1.25M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

4.80%

Verdict

Derived from HomePortfolio scores

Flat 89 earns an INVESTIGATE rating with HP Score 82/100. 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 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

82/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 57Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 29 Oct 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 -0.7% (HIGH)] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 217044640· as of 13 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 4800/mo (range 4350-5300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,665/mo, -35% 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 29 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 31 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 29 Oct 2026
Risk & liquidity14.6/15
157 sales/12mo in area; valuation range width 10%
- 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,350-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£727/mo
Cash on cash: -2.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - 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 217044640Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4800/mo (range 4350-5300)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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 4800/mo (range 4350-5300)
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. 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£1,192,000

Rent Estimate (pcm)£4,800

Gross Yield4.80%

1y Growth-

3y Growth-15.4%

5y Growth-10.5%

10y Growth-6.3%

Last Sold Price£1,225,000 (2021-10-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0W8 7RB

Approval Rate

-12mo

Development

low

P/2026/02791/NMAT
NMAT
Rejected
P/2026/02512/TREE
2 x Lime Tree Prune back to previous reduction points. Rear Garden. Excessive shading. Prudent, periodic tree management.
Pending
P/2026/02471/TREE
Tree species is Prunus - cherry T1 on sketch plan The tree is overgrowing its location and needs to be shaped and the crown reduced (approx 2m) to avoid nuisance, overhang and fit better in the space
Pending

View Planning Timeline

Ownership

Corporate Ownership36.4%
Overseas OwnershipNo
Lease Term Remaining167 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-10-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density11,069 /km²

Owner Occupied42%

Age Distribution

0-15 17%16-64 71%65+ 12%

View Area Profile

Schools Nearby

St Barnabas and St Philip's CofE Primary School
0.2 mi
Good
Holland Park School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Mary Abbots CofE Primary School
0.3 mi
Good
Kensington Primary Academy
0.4 mi
-

3 of 7 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Troy Court Kensington High Street
-
£1.23M
-
Troy Court Kensington High Street
-
£2.25M
-
Troy Court Kensington High Street
-
£1.18M
-
Troy Court Kensington High Street
-
£1.75M
-

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