Flat 36, London House, 172 Aldersgate Street, London, EC1A 4HU

UPRN:95509748Purpose Built Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band EEPC: B (81)

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

Flat 36, London House, 172 Aldersgate Street, London, EC1A 4HU

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£509,000

£458k - £559kMedium

Estimate

£509k

Range

£458k – £559k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

4.85%

Verdict

Derived from HomePortfolio scores

Flat 36 earns an INVESTIGATE rating with HP Score 83/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (99/100). 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

74/ 100

High

Crime Score

37/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 100Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 +2.8% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 95509748· as of 12 Oct 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2000/mo (range 1800-2200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,117/mo, -56% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 55 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 3 Nov 2026
Risk & liquidity12.5/15
24 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

£371,000£569,000

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£495,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,800-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £164,550
Net cash flow: -£286/mo
Cash on cash: -2.1%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 95509748Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1800-2200)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 2000/mo (range 1800-2200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 55 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. 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.
3. 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£509,000

Rent Estimate (pcm)£2,000

Gross Yield4.85%

1y Growth-34.1%

3y Growth-21.6%

5y Growth-6.7%

10y Growth+0.1%

Last Sold Price£265,000 (2005-08-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0EC1A 4HU

Approval Rate

-12mo

Development

low

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.
Pending
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.
Pending
P2026/2808/S73
Section 73 application (Minor Material Amendment) to vary conditions 2 (approved drawings) and 17 (landscaping details) of Planning Permission ref: P2024/3089/FUL dated 10/04/2025 for ‘Refurbishment of existing office (Use Class E) building including relocation and replacement roof plant, replacement of stair enclosure and lift core, creation of a roof terrace, revision to the facade, ground, first, second and third floor infill extensions to the rear, creation of external terrace and plant enclosure at rear first floor, ground floor infill extension to under croft, enclosure of ground floor courtyard and associated works.’ Amendments seek updated front elevation to accommodate the relocated UKPN Substation entrance (from basement to ground floor); insertion of smoke shaft from basement to roof level; installation of extract grille at fourth floor level; layout amendments to improve services, circulation, and the means of escape during a fire; removal of 1 (no.) accessible cycle parking space from ground floor level due to fire safety requirements; increase in number of long stay cycle parking spaces at lower ground floor level from 38 (no.) spaces to 45 (no.) spaces; omission of combined attenuation and rainwater harvesting tank in basement due to structural demolition risks and submission of landscaping details and amendment of Condition 17 (Landscaping) wording to a compliance condition in accordance with the landscaping proposals.
Pending

View Planning Timeline