Flat 25, Foundling Court, Brunswick Centre, London, WC1N 1QG

UPRN:5070681Flat/MaisonetteBeds -Built 1967-1975

Tenure: -Council Tax: Band BEPC: D (64)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 25, Foundling Court, Brunswick Centre, London, WC1N 1QG

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£630,000

£567k - £693kMedium

Estimate

£630k

Range

£567k – £693k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

5.45%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an AVOID rating with HP Score 71/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (99/100). 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)Defra 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

55/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 -3.2% (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 9 Oct 2026
- valuation_snapshotsestimate for 5070681· as of 9 Oct 2026
Rental economics3.2/40
gross yield 5.4%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2950/mo (range 2700-3150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -704/mo, -24% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 213 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 3 Nov 2026
Risk & liquidity12.8/15
32 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,700-£3,150

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£151/mo
Cash on cash: -0.8%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - 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 5070681Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2700-3150)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2950/mo (range 2700-3150)
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£630,000

Rent Estimate (pcm)£2,950

Gross Yield5.45%

1y Growth-

3y Growth-10.2%

5y Growth-6.5%

10y Growth-3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

-WC1N 1QG

Approval Rate

-12mo

Development

2026/4896/P
Details to discharge condition 4 (details of the acoustic enclosures) of planning permission 2024/3914/P granted 16/01/2025 for the 'Full replacement of the building mechanical, electrical and plumbing (MEP) services installation, to include: heating and cooling apparatus, replacement of soil pipes and re-routing of services ductwork'.
Pending
2026/4885/P
Non-material amendments to planning permission ref. 2024/4840/P dated 20 August 2025 for commercial refurbishment and extension of the building, to amend the wording of Condition 15 (Green Roof Details).
Pending
2026/4869/A
Temporary display of a scaffold shroud (with 1:1 replica image of building façade) on High Holborn elevation during a period of conversion and refurbishment works, including a non-illuminated inset advertisement panel (measuring 10 metres wide by 5.6 metres high).
Pending

View Planning Timeline