Apartment F7-01, Plimsoll Building, 1 Handyside Street, London, N1C 4BR

UPRN:5171785Flat/MaisonetteBeds -Built 2012-2021

Tenure: -Council Tax: Band FEPC: C (79)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 5mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Apartment F7-01, Plimsoll Building, 1 Handyside Street, London, N1C 4BR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£939,000

£752k - £1.13MLow

Estimate

£939k

Range

£752k – £1.13M

Rent Estimate (pcm)

£4,300

£4k - £5k

Monthly

£4,300

Yield

5.73%

Verdict

Derived from HomePortfolio scores

Apartment F7-01 earns an INVESTIGATE rating with HP Score 60/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (81/100). 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)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

60/ 100

Mixed

Investment Score

68/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 54Bike 76

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics5/40
gross yield 5.7%; range width penalty ×0.85
- valuation_snapshotsrent estimate 4300/mo (range 3900-4650)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -766/mo, -18% 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 10 Nov 2026· verify before relying on this
Risk & liquidity3.5/15
9 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£900,000

At the asking price

Monthly rent£4,300/mo

Evidenced range £3,900-£4,650

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£61/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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_snapshotsrent estimate 4300/mo (range 3900-4650)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4300/mo (range 3900-4650)

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.
4 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£939,000

Rent Estimate (pcm)£4,300

Gross Yield5.73%

1y Growth-

3y Growth-8.1%

5y Growth-3.2%

10y Growth-0.8%

Last Sold Price£725,000 (2015-11-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0N1C 4BR

Approval Rate

-12mo

Development

low

2026/4568/P
Erection of a single storey rear extension following demolition of existing conservatory, erection of an outbuilding in rear garden, creation of a bin store area in front garden, alterations to front boundary treatment including creation of a new access gate, replacement of timber trellis with metal railings, and alterations to brick pillars.
Pending
2026/4938/A
Display of 4 x internally illuminated letter/character sets fixed externally to glazing, 1 x internally illuminated projecting blade sign and 1 x internally illuminated menu board sign integrated into external planter.
Pending
2026/4922/T
SIDE PASSAGE: 1 x Maple (T1) - Laterally reduce by up to 3m branches that are encroaching on roof of building up to a height of 5m.
Pending

View Planning Timeline

Ownership

Corporate Ownership1.9%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change2015-11-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

27 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£44,088

Population Density4,397 /km²

Owner Occupied23%

Age Distribution

0-15 15%16-64 81%65+ 4%

View Area Profile

Schools Nearby

Frank Barnes School for Deaf Children
0.1 mi
Outstanding
Kings Cross Academy
0.1 mi
Good
Abacus Belsize Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
The Royal Veterinary College
0.2 mi
-

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Plimsoll Building, 1 Handyside Street
-
£710k
-
Plimsoll Building, 1 Handyside Street
-
£1.15M
-
Plimsoll Building, 1 Handyside Street
-
£795k
-
Plimsoll Building, 1 Handyside Street
-
£900k
-

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