85 Flood Street, London, SW3 5SU
HP Score
- BUYStrong overall fundamentals
- INVESTIGATESome risks
- AVOIDHigh risk factors
AI Verdict
Derived from HomePortfolio scores
85 Flood Street earns a BUY rating with HP Score 83/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is excellent (97/100). Flood risk is rated very low. Tenure is freehold. Verdict and headline figures are derived from the live HomePortfolio API; narrative deep-dives below combine real signals with modelled analytics.
Opportunity
Not scored as an opportunity
We will not put a number on this one.
- asking price missing or outside scoring range
- listing is 'Under offer' - sale already progressing, not an actionable opportunity
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
At the asking price
Evidenced range £10,950-£13,450
- Cash required
- £1,154,050
- Net cash flow
- -£1,510/mo
- Cash on cash
- -1.6%
- Score at this price
- -
After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.
Risks
What could kill this deal
Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Property risk deep-dive →flood, subsidence, crime, environment - the full domain
Plan
Before you offer
1. 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
Risk Overview
- Flood RiskVery low
- Subsidence3
- RadonLow
- MiningUnknown
- Landslide1
- Air QualityUnknown
- NoiseLow
Planning Activity
- PendingCON/26/04041Details required by condition 3 (submission of details) of planning permission PP/25/02821 (Amalgamation of works approved under planning permissions PP/24/05889, PP/24/08563 and PP/24/08565 along with two new underground plant areas and the demolition and replacement of the two garden facing elevations)
- PendingLB/26/03994Lowering floor level within storage space, formation of opening between vault and storage space to provide internal access, extension of entrance step at ground floor level
- PendingNMA/26/03986Non material amendment to planning permission 26/00660 (Variation of condition 2 (compliance with approved drawings) of planning permission 13/05535 (Redevelopment of lower ground floor in garden, excavation of two basement levels, replacement of glass pavilion, re-landscaping of rear garden and associated alterations) to allow for internal and external alterations to the approved scheme including reconfigured layouts, depths, and floor areas at basement levels 1,2, and 3, alterations to lightwells and introduction of a new lightwell; removal of the secondary staircase in the garden pavilion and the bridge over the rear lightwell and introduction of new york stone stairs at ground floor level; and changes to the lightwell and removal of the bridge at first floor level.) to remove the word 'glass' from the description above; i.e. (Variation of condition 2 (compliance with approved drawings) of planning permission 13/05535 (Redevelopment of lower ground floor in garden, excavation of two basement levels, replacement of pavilion, re-landscaping of rear garden and associated alterations) to allow for internal and external alterations to the approved scheme including reconfigured layouts, depths, and floor areas at basement levels 1,2, and 3, alterations to lightwells and introduction of a new lightwell; removal of the secondary staircase in the garden pavilion and the bridge over the rear lightwell and introduction of new york stone stairs at ground floor level; and changes to the lightwell and removal of the bridge at first floor level.)
Ownership
- Corporate Ownership32.7%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2002-05-22
- SourceLand Registry
Connectivity
Area Profile
Schools Nearby
- Christ Church CofE Primary School0.1 miOutstanding
- Chelsea Open Air Nursery School0.2 miOutstanding
- Inspected by ISIFrancis Holland Preparatory School0.2 mi
- Oratory Roman Catholic Primary School0.3 miOutstanding
2 of 8 nearby schools with published figures were oversubscribed in 2025 - demand, not a catchment.
Comparables
- 63 Flood Street-£2.31M-
- 83A Flood Street-£630k-
- 63 Flood Street-£1.55M-
- 63 Flood Street-£1.40M-