22 Cumberland Terrace, London, NW1 4HP

UPRN:5070197Flat/Maisonette3 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band GEPC: D (61)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£4,434,000

£3.99M - £4.88MMedium

Estimate

£4.43M

Range

£3.99M – £4.88M

Rent Estimate (pcm)

£22,100

£21k - £24k

Monthly

£22,100

Yield

4.08%

Verdict

Derived from HomePortfolio scores

22 Cumberland Terrace earns an INVESTIGATE rating with HP Score 62/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

95/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 61Bike 75

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£6,500,000

At the asking price

Monthly rent£22,100/mo

Evidenced range £20,550-£23,650

Interest rate5.4%

Loan to value75%

Cash required: £2,645,050
Net cash flow: -£6,638/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.01 - 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£4,434,000

Rent Estimate (pcm)£22,100

Gross Yield4.08%

1y Growth-

3y Growth-9.6%

5y Growth-2.1%

10y Growth-0.7%

Last Sold Price£6,200,000 (2021-06-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0NW1 4HP

Approval Rate

-12mo

Development

low

2026/4776/P
Installation of mechanical plant (1 x gas cooler, 3 x A/C units) on first floor level of roof onto service alley
Pending
2026/4770/T
DD 5 Day Notice REAR GARDEN: 1 x Silver Birch (T1) - Fell to ground level.
Pending
2026/4412/P
Amalgamation of the lower-ground-floor flat and upper dwelling to form a single dwellinghouse; demolition and replacement of rear extensions at lower- and upper-ground-floor levels; erection of a first-floor rear extension; reconstruction and enlargement of the existing roof extension; replacement windows and doors and alterations to window openings; conversion of existing front vaults; installation of a rooflight; removal of the rooftop water tank; associated alterations.
Pending

View Planning Timeline