Flat 33, Citybridge House, 235–245 Goswell Road, London, EC1V 7JD

UPRN:5300036663Flat/MaisonetteBeds -Built 1900-1929

LeaseholdCouncil Tax: Band FEPC: C (78)

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

Flat 33, Citybridge House, 235–245 Goswell Road, London, EC1V 7JD

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

£812,000

£731k - £893kMedium

Estimate

£812k

Range

£731k – £893k

Rent Estimate (pcm)

£3,550

£3k - £4k

Monthly

£3,550

Yield

4.28%

Verdict

Derived from HomePortfolio scores

Flat 33 earns an INVESTIGATE rating with HP Score 59/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (97/100). 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

59/ 100

Mixed

Investment Score

64/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 97Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 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 edge-0.6/15
claims [AVM -22.5% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 5300036663· as of 9 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.83
- valuation_snapshotsrent estimate 3550/mo (range 3250-3900)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,718/mo, -48% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 95 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 6 Nov 2026
Risk & liquidity12.8/15
109 sales/12mo in area; valuation range width 20%
- 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

£746,000£1,144,000

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£995,000

At the asking price

Monthly rent£3,550/mo

Evidenced range £3,250-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £343,050
Net cash flow: -£900/mo
Cash on cash: -3.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - below 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 5300036663Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3550/mo (range 3250-3900)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
Rental economics needs verification before you rely on it
rent estimate 3550/mo (range 3250-3900)
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. 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£812,000

Rent Estimate (pcm)£3,550

Gross Yield4.28%

1y Growth-

3y Growth-8.2%

5y Growth-5.1%

10y Growth-1.1%

Last Sold Price£280,000 (2000-07-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0EC1V 7JD

Approval Rate

-12mo

Development

low

P2026/2867/LBC
Retrospective application for removal of the existing kitchen and proposed installation of replacement kitchen units and integrated refuse storage system at Flat 7, Tunbridge House
Pending
P2026/2868/LBC
Remedial works to the damaged footings of the basement spine wall, rear wall and stair compartment walls
Pending
P2026/2865/COL
Certificate of Lawfulness (Proposed) for remedial works to replace the existing render with a non-combustible system to match the existing colour and appearance to improve the fire safety credentials of the site
Pending

View Planning Timeline