Flat 2, Evangelist House, 33 Black Friars Lane, London, EC4V 6EP

UPRN:95500536Flat/Maisonette2 bedsBuilt 1991-1995

LeaseholdCouncil Tax: -EPC: D (60)

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

Flat 2, Evangelist House, 33 Black Friars Lane, London, EC4V 6EP

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£862,000

£819k - £905kHigh

Estimate

£862k

Range

£819k – £905k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

4.60%

Verdict

Derived from HomePortfolio scores

Flat 2 earns an INVESTIGATE rating with HP Score 62/100. Investment score 58/100 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

62/ 100

Mixed

Investment Score

58/ 100

Moderate

100

Crime Score

100/ 100

Elevated

100

Walkability

100/ 100

Excellent

Transit & Bike

Transit 100Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -4.4% (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 12 Oct 2026
- valuation_snapshotsestimate for 95500536· as of 12 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.79
- valuation_snapshotsrent estimate 3450/mo (range 3100-3800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,391/mo, -40% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 83 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 2 Nov 2026
Risk & liquidity9.2/15
10 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,100-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£649/mo
Cash on cash: -2.5%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - 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 95500536Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3100-3800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 3450/mo (range 3100-3800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 83 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£862,000

Rent Estimate (pcm)£3,450

Gross Yield4.60%

1y Growth-

3y Growth-10.9%

5y Growth+0.8%

10y Growth+1.9%

Last Sold Price£995,000 (2014-11-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0EC4V 6EP

Approval Rate

-12mo

Development

low

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
PA/26/01829/NC
Application for determination under Part 16 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) that Prior Approval is not required for the removal and replacement of 4no. antennas, the installation of 1no. new 300mm dish, and ancillary works.
Approved
PA/26/01829
Application for determination under Part 16 of Schedule 2 to the Town and Country Planning (General Permitted Development) (England) Order 2015 (as amended) that Prior Approval is not required for the removal and replacement of 4no. antennas, the installation of 1no. new 300mm dish, and ancillary works.
Approved

View Planning Timeline