Flat 4th Floor, 3 Betterton Street, London, WC2H 9BH

UPRN:5128179Terraced4 bedsBuilt -

Tenure: -Council Tax: Band EEPC: -

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

Flat 4th Floor, 3 Betterton Street, London, WC2H 9BH

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£2,689,000

£2.15M - £3.23MLow

Estimate

£2.69M

Range

£2.15M – £3.23M

Rent Estimate (pcm)

£17,000

£16k - £18k

Monthly

£17,000

Yield

3.43%

Verdict

Derived from HomePortfolio scores

Flat 4th Floor earns an INVESTIGATE rating with HP Score 60/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (100/100). 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 SourcesPortal 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

60/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 77

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£5,950,000

At the asking price

Monthly rent£17,000/mo

Evidenced range £16,000-£17,950

Interest rate5.4%

Loan to value75%

Cash required: £2,414,050
Net cash flow: -£8,312/mo
Cash on cash: -4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.85 - 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£2,689,000

Rent Estimate (pcm)£17,000

Gross Yield3.43%

1y Growth-

3y Growth-1.1%

5y Growth+0.4%

10y Growth-2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WC2H 9BH

Approval Rate

-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
2026/4789/L
The replacement of bathroom facilities and the insertion of a kitchen to lower ground floor level, including reconfiguration of modern partition walls, sanitary fixtures and wall finishes.
Pending
2026/4764/P
Change of use of the existing ground floor unit from retail (Class E) to ancillary hotel use (Class C1), providing a publicly accessible hotel reception and lounge with ancillary retail, café, exhibition and artist-related activities. No external alterations proposed.
Pending

View Planning Timeline

Ownership

Corporate Ownership29%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied18%

Age Distribution

0-15 9%16-64 79%65+ 12%

View Area Profile

Schools Nearby

St Josephs Catholic Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Royal Ballet School
0.2 mi
Inspected by ISI
Guildhouse School
0.2 mi
Inspected by ISI
City Lit
0.2 mi
-

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

View All Schools

Comparables

View All

1 Betterton Street
-
£2.15M
-
Pemberton House, 5 Betterton Street
-
£1.85M
-
Pemberton House, 5 Betterton Street
-
£2.35M
-
1 Betterton Street
-
£2.50M
-

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