Flat 10, Abbot's House, St Mary Abbot's Terrace, London, W14 8NU

UPRN:217081905Flat/MaisonetteBeds -Built 1930-1949

LeaseholdCouncil Tax: -EPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshOwnership· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 10, Abbot's House, St Mary Abbot's Terrace, London, W14 8NU

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,085,000

£977k - £1.19MMedium

Estimate

£1.08M

Range

£977k – £1.19M

Rent Estimate (pcm)

£4,600

£4k - £5k

Monthly

£4,600

Yield

5.60%

Verdict

Derived from HomePortfolio scores

Flat 10 earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (98/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

40/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 69Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 +9.2% (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 217081905· as of 13 Oct 2026
Rental economics3.9/40
gross yield 5.6%; range width penalty ×0.81
- valuation_snapshotsrent estimate 4600/mo (range 4150-5050)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -904/mo, -20% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 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 5 Nov 2026
Risk & liquidity12.8/15
269 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

£739,000£1,133,000

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£985,000

At the asking price

Monthly rent£4,600/mo

Evidenced range £4,150-£5,050

Interest rate5.4%

Loan to value75%

Cash required: £339,050
Net cash flow: -£140/mo
Cash on cash: -0.5%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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 217081905Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 4600/mo (range 4150-5050)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4600/mo (range 4150-5050)
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£1,085,000

Rent Estimate (pcm)£4,600

Gross Yield5.60%

1y Growth-

3y Growth-3.8%

5y Growth-4.3%

10y Growth-3.8%

Last Sold Price£315,000 (2001-03-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1W14 8NU

Approval Rate

100%12mo

Development

low

P/2026/02845/TPO
Pruning of 7no London Plane Trees, subject to Tree Preservation Order TPO/92/4/83 (T1, T2, T3, T4, T5, T6 and T7), by reducing crowns to most recent reduction points.
Pending
P/2026/02791/NMAT
NMAT
Rejected
P/2026/02776/DET
Submission of details of a demolition method statement and a construction management plan, pursuant to Condition 8 of prior approval application reference: 2026/00369/PMA56 dated 26th October 2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership59%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2001-03-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density15,864 /km²

Owner Occupied32%

Age Distribution

0-15 11%16-64 76%65+ 13%

View Area Profile

Schools Nearby

Kensington Primary Academy
0.1 mi
-
Wetherby Pembridge
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St James Senior Girls' School
0.3 mi
Inspected by ISI
St James Preparatory School
0.3 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Abbots House St Mary Abbots Terrace
-
£950k
-
Abbots House St Mary Abbots Terrace
-
£10.00M
-
Abbots House St Mary Abbots Terrace
-
£10.00M
-
Abbots House St Mary Abbots Terrace
-
£1.40M
-

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