29 Cumberland Terrace, London, NW1 4HP

UPRN:5089434Terrace Property3 bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: -

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£4,002,000

£3.80M - £4.20MHigh

Estimate

£4.00M

Range

£3.80M – £4.20M

Rent Estimate (pcm)

£17,400

£16k - £19k

Monthly

£17,400

Yield

4.22%

Verdict

Derived from HomePortfolio scores

29 Cumberland Terrace earns an INVESTIGATE rating with HP Score 60/100. Investment score 59/100 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 SourcesPortal 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

60/ 100

Mixed

Investment Score

59/ 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
listing is a flat but the valuation basis is the whole house at this UPRN - value evidence is not comparable

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£4,950,000

At the asking price

Monthly rent£17,400/mo

Evidenced range £16,000-£18,850

Interest rate5.4%

Loan to value75%

Cash required: £1,994,050
Net cash flow: -£4,660/mo
Cash on cash: -2.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.04 - 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£4,002,000

Rent Estimate (pcm)£17,400

Gross Yield4.22%

1y Growth-

3y Growth-9.6%

5y Growth-2.1%

10y Growth-0.7%

Last Sold Price£1,150,000 (2003-01-16)

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

2026/4832/P
Details to discharge Condition 25 (Crossrail 2 Construction Method Statement) of planning reference 2023/5240/P dated 26/01/26 for redevelopment of Euston Tower comprising retention of parts of the existing building (including central core, basement and foundations) and erection of a new building incorporating these retained elements, to provide a 32-storey mixed-use building providing offices and research and development floorspace (Class E(g)) and office, retail, café and restaurant space (Class E) and Enterprise Space (Class E/F) at ground and first floors, and associated external terraces; public realm enhancements, including new landscaping and provision of new publicly accessible steps and ramp; short and long stay cycle storage; servicing; refuse storage; plant and other ancillary and associated work
Pending
2026/4861/A
Replacement signage including internally illuminated fascia signs, internally illuminated atm surrounds and internally illuminated projecting sign.
Pending
2026/4820/P
Alterations to the exterior to combat graffiti incorporating replacement tiling to external face at ground floor, repair or replace granite sill, clean Portland stone and remove all paint and replace external signage.
Pending

View Planning Timeline