Flat G1, 50 St Edmund's Terrace, London, NW8 7ED

UPRN:5171470Flat/Maisonette1 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band EEPC: C (75)

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

Flat G1, 50 St Edmund's Terrace, London, NW8 7ED

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£1,049,000

£839k - £1.26MLow

Estimate

£1.05M

Range

£839k – £1.26M

Rent Estimate (pcm)

£5,300

£5k - £6k

Monthly

£5,300

Yield

0.49%

Verdict

Derived from HomePortfolio scores

Flat G1 earns an INVESTIGATE rating with HP Score 83/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (87/100). 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

83/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

87/ 100

Excellent

Transit & Bike

Transit 24Bike 71

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£12,850,000

At the asking price

Monthly rent£5,300/mo

Evidenced range £4,850-£5,750

Interest rate5.4%

Loan to value75%

Cash required: £5,312,050
Net cash flow: -£39,700/mo
Cash on cash: -9.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.12 - 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£1,049,000

Rent Estimate (pcm)£5,300

Gross Yield0.49%

1y Growth-

3y Growth-12.9%

5y Growth-1.0%

10y Growth-1.6%

Last Sold Price£1,212,000 (2015-07-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0NW8 7ED

Approval Rate

-12mo

Development

low

2026/4824/T
FRONT GARDEN: 1 x Ash (T1) - Reduce main upper crown to previous pruning points not to breach new heartwood in pruning by returning to small diameter points in pruning points.
Pending
2026/4813/T
REAR GARDEN: 1 x Robina (T1) - Crown reduction back to previous pruning points, approx. 3m reduction. 1 x Cypress hedge (T2) - Tidy with hedge trimmers.
Pending
2026/4768/P
Alterations and additions to existing house including part one part two storey extension, replacement first floor and recladding.
Pending

View Planning Timeline

Ownership

Corporate Ownership23.3%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-07-15
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 Density4,136 /km²

Owner Occupied43%

Age Distribution

0-15 20%16-64 65%65+ 15%

View Area Profile

Schools Nearby

Saint Christina's School
0.1 mi
Inspected by ISI
St Paul's Church of England Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Swiss Cottage School - Development & Research Centre
0.4 mi
Outstanding
St John's Wood Primary School
0.4 mi
Good

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

50 St Edmunds Terrace
-
£1.88M
-
50 St Edmunds Terrace
-
£1.60M
-
50 St Edmunds Terrace
-
£6.90M
-
50 St Edmunds Terrace
-
£6.95M
-

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