Flat 8, 85 Holland Park, London, W11 3RZ

UPRN:217130479-Beds -Built before 1900

Tenure: -Council Tax: Band GEPC: E (42)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 8, 85 Holland Park, London, W11 3RZ

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

£3,345,000

£2.68M - £4.01MLow

Estimate

£3.35M

Range

£2.68M – £4.01M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 8 earns an INVESTIGATE rating with HP Score 85/100. Investment score 63/100 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. 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

85/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

91/ 100

Excellent

Transit & Bike

Transit 67Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

2 live adverts with different prices, types or bedrooms on one UPRN (£1,100,000-£2,000,000) - several homes collapsed onto one address, so the UPRN's valuation describes none of them

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

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£3,345,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth+135.3%

3y Growth-3.7%

5y Growth-0.9%

10y Growth-0.5%

Last Sold Price£1,175,000 (2019-08-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

3W11 3RZ

Approval Rate

100%12mo

Development

low

P/2026/02795/DET
Submission of details of the following external facing materials (including manufacturer's specifications, photographs and/ or a physical sample) comprising of: External walls; Porcelain tiles pursuant to condition 4 of planning permission ref: P/2026/02040/FUL granted 2nd October 2026.
Pending
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

View Planning Timeline

Ownership

Corporate Ownership58.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change2019-08-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

12 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
0.0 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
0.2 mi
Good

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

View All Schools

Comparables

View All

81 Holland Park
-
£6.10M
-
83 Holland Park
-
£3.75M
-
83 Holland Park
-
£8.00M
-
81 Holland Park
-
£3.40M
-

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