Apartment 3, Tapestry Building, 16 New Street, London, EC2M 4TR

UPRN:95509984Converted Flat2 bedsBuilt before 1900

LeaseholdCouncil Tax: Band HEPC: B (81)

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

Apartment 3, Tapestry Building, 16 New Street, London, EC2M 4TR

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£1,710,000

£1.63M - £1.80MHigh

Estimate

£1.71M

Range

£1.63M – £1.80M

Rent Estimate (pcm)

£7,150

£7k - £8k

Monthly

£7,150

Yield

4.90%

Verdict

Derived from HomePortfolio scores

Apartment 3 earns an INVESTIGATE rating with HP Score 64/100. Investment score 64/100 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

64/ 100

Mixed

Investment Score

64/ 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 sourcesLead to verifyListing checked 2 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 edge0/15
claims [AVM -2.3% (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 10 Oct 2026
- valuation_snapshotsestimate for 95509984· as of 10 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.84
- valuation_snapshotsrent estimate 7150/mo (range 6500-7800)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,258/mo, -32% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 203 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 & liquidity6/15
1 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

£1,312,500£1,969,000

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£1,750,000

At the asking price

Monthly rent£7,150/mo

Evidenced range £6,500-£7,800

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: -£956/mo
Cash on cash: -1.8%
Score at this price: 6

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 95509984Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 7150/mo (range 6500-7800)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
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 7150/mo (range 6500-7800)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£1,710,000

Rent Estimate (pcm)£7,150

Gross Yield4.90%

1y Growth-

3y Growth-5.0%

5y Growth-3.6%

10y Growth+16.6%

Last Sold Price£1,999,999 (2014-06-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EC2M 4TR

Approval Rate

-12mo

Development

low

26/01548/NMA
Non-Material Amendment under S96A of the Town and Country Planning Act 1990 (as amended) to planning permission 24/00535/FULL dated 24th April 2025 to amend the wording of (33) SuDS.
Pending
26/01549/MDC
Submission of details of Site Condition and Proposed Ground Levels Plan pursuant to condition 80 of Planning Permission 24/00836/FULEIA dated 28.10.2025.
Pending
26/01547/NMA
Non-Material Amendment under S96A of the Town and Country Planning Act 1990 (as amended) to planning permission 24/00535/FULL dated 24th April 2025 to amend the trigger of Condition (2) Circular Economy Statement.
Pending

View Planning Timeline