Flat 4, 42 Kingsway, London, WC2B 6EY

UPRN:5168858Flat/Maisonette2 bedsBuilt 1900-1929

LeaseholdCouncil Tax: Band HEPC: D (61)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,894,000

£1.80M - £1.99MHigh

Estimate

£1.89M

Range

£1.80M – £1.99M

Rent Estimate (pcm)

£7,500

£7k - £8k

Monthly

£7,500

Yield

5.14%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 61/100. Investment score 61/100 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. 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

61/ 100

Mixed

Investment Score

61/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 29 Oct 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 +7.6% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 5168858· as of 9 Oct 2026
Rental economics0.9/40
gross yield 5.1%; range width penalty ×0.81
- valuation_snapshotsrent estimate 7500/mo (range 6750-8200)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,000/mo, -27% 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 29 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), unknown 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 29 Oct 2026
Risk & liquidity8.2/15
7 sales/12mo in area; valuation range width 10%
- 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£7,500/mo

Evidenced range £6,750-£8,200

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£714/mo
Cash on cash: -1.3%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - 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 5168858Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 7500/mo (range 6750-8200)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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 7500/mo (range 6750-8200)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£1,894,000

Rent Estimate (pcm)£7,500

Gross Yield5.14%

1y Growth-

3y Growth-11.4%

5y Growth-10.8%

10y Growth-0.5%

Last Sold Price£1,935,150 (2014-05-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WC2B 6EY

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
2026/4764/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
2026/4767/T
REAR GARDEN: 1 x Portuguese Laurel (T1) - Remove NW branch resting on gate pillar Reduce the remainder by up to 1m from tips to create a more compact shape 1 x Photinia (T2) - Reduce the heavily leaning shrub by 1-2m from tips to balance and create a more compact shape 2 x Sorbus (T3, T4) - Reduce both trees back to the previous pruning points, approx. 2m - 3m from branch tips Taking canopy height from approx. 10m to 7m and width from 8m to 5m.
Pending

View Planning Timeline

Ownership

Corporate Ownership20.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-05-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

21 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density-

Owner Occupied24%

Age Distribution

0-15 8%16-64 78%65+ 14%

View Area Profile

Schools Nearby

St Josephs Catholic Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
City Lit
0.1 mi
-
Guildhouse School
0.1 mi
Inspected by ISI
University of the Arts London
0.2 mi
-

1 of 4 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

42 Kingsway
-
£2.20M
-
42 Kingsway
-
£2.32M
-
36 - 38 Kingsway
-
£7.50M
-
42 Kingsway
-
£2.60M
-

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