Flat 7, 28 John Street, London, WC1N 2BL

UPRN:5063191Flat/Maisonette2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band FEPC: E (48)

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

Flat 7, 28 John Street, London, WC1N 2BL

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,431,000

£1.29M - £1.57MMedium

Estimate

£1.43M

Range

£1.29M – £1.57M

Rent Estimate (pcm)

£6,650

£6k - £7k

Monthly

£6,650

Yield

2.66%

Verdict

Derived from HomePortfolio scores

Flat 7 earns an INVESTIGATE rating with HP Score 65/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (82/100). 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

65/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

70/ 100

Elevated

Walkability

82/ 100

High

Transit & Bike

Transit 100Bike 68

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

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£3,000,000

At the asking price

Monthly rent£6,650/mo

Evidenced range £6,100-£7,250

Interest rate5.4%

Loan to value75%

Cash required: £1,175,050
Net cash flow: -£5,521/mo
Cash on cash: -5.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - 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£1,431,000

Rent Estimate (pcm)£6,650

Gross Yield2.66%

1y Growth-

3y Growth-10.2%

5y Growth-6.5%

10y Growth-3.2%

Last Sold Price£1,140,000 (2012-07-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

4WC1N 2BL

Approval Rate

0%12mo

Development

low

2026/4810/P
Details pursuant to Condition 7(b) (Brickwork) of planning permission ref. 2023/5470/P (dated 12/03/2025) for: Deep refurbishment of existing building including new facades; erection of replacement roof extension with terrace to rear; reopening of lightwell to front and reconfiguration of entrance area; demolition of two storey outrigger and replacement with three storeys plus plant enclosure; single storey rear infill extension to existing car park with terrace above; erection of full height stair rear core extension.
Pending
P2026/2857/FUL
Proposed window replacement. Removal of existing first floor rear extension. Extension and changes to the existing ground floor rear extension. New kitchen, bathroom and ensuite. Addition of internal insulated wall lining, solar roof panels, ASHP & battery [Listed Building Consent reference: P2026/2856/LBC also submitted].
Pending
P2026/2856/LBC
Proposed window replacement. Removal of existing first floor rear extension. Extension and changes to the existing ground floor rear extension. New kitchen, bathroom and ensuite. Addition of internal insulated wall lining, solar roof panels, ASHP & battery [Full planning application reference P2026/2857/FUL also submitted].
Pending

View Planning Timeline

Ownership

Corporate Ownership37.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-07-31
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£44,088

Population Density11,986 /km²

Owner Occupied22%

Age Distribution

0-15 11%16-64 75%65+ 14%

View Area Profile

Schools Nearby

St George the Martyr Church of England Primary School
0.0 mi
Outstanding
Children's Hospital School at Gt Ormond Street and UCH
0.1 mi
Outstanding
Christopher Hatton Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Thomas Coram Centre
0.3 mi
Outstanding

2 of 5 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Meed House 21 John Street
-
£206k
-
26 John Street
-
£3.80M
-
28 John Street
-
£1.14M
-
23 John Street
-
£290k
-

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