10 Downing Street
London SW1A 2AA
Detached · Freehold · Grade I Listed · Built c. 1684
HouseCheckup Score
Executive Summary & Red Flags
Page 1
Strengths
Concerns
Property Profile & Building History
Page 2
Property Details
Property Type
Detached
Tenure
Freehold (Crown Estate)
Built
c. 1684 (342 years old)
Floor Area
~350 sqm (estimated)
Bedrooms
4+ (official residence)
Council Tax Band
H (\u00a34,120/yr)
Listed
Grade I
Conservation Area
Yes
EPC History
| Date | Rating | Score | Assessor |
|---|---|---|---|
| 14 Mar 2022 | D | 55 | Certified Energy |
| 08 Nov 2018 | D | 52 | Green Deal Assessors |
| 22 Jan 2015 | E | 42 | EPC London |
EPC Score Trend
42 → 52 → 55
Sales History
| Date | Price | Type |
|---|---|---|
| Crown property | — | No recorded sales |
This is a Crown property and has not been sold on the open market. For most properties, HouseCheckup shows the full Land Registry price-paid history back to 1995.
Planning History
Internal refurbishment of ground floor
Installation of security bollards
Replacement of windows to rear
Extension to press briefing room
Restoration of original cornicing
Upgrade to CCTV and access control
This property has an active planning history with 6 applications in the last 4 years. The mix of Listed Building Consent (LBC) and Full Planning applications reflects the Grade I listed status — even internal changes require LBC approval. The refused application for the press briefing room extension indicates the strict approach Westminster takes to development in this area.
Built c.1684 as three townhouses, later combined and substantially modified by William Kent in the 1730s. The property has been the official residence of the Prime Minister since 1735. As a Grade I listed building, it is of exceptional interest — only 2.5% of all listed buildings in England achieve this classification.
AVM Valuation
Page 3-4
Central Estimate
£4,250,000
Confidence range: £3,800,000 – £4,700,000
Last Sold
Crown property
Price / sqm
£12,150
Area Avg / sqm
£15,200
Price / Room
£1,062,500
Comparables
8 within 0.5mi
Estimated Price History (1995–2025)
Price per sqm Comparison
This property's estimated value of £4,250,000 places it in the top 2% of Westminster properties. The price-per-square-metre of £12,150 is below the SW1A average of £15,200, suggesting relative value — likely reflecting the property's Grade I listed status which limits modernisation potential. The confidence range of £3.8M–£4.7M is wider than typical, due to the unique nature of the property and limited comparable sales data.
Energy & Carbon
Page 5
Energy Performance Certificate
Annual Energy Costs
Carbon Footprint
An EPC Band D rating of 55 is below the England average of 66 (Band D). Annual energy costs of £3,940 are approximately 60% higher than a typical 4-bedroom property, driven primarily by the building's age (c.1684) and heritage constraints that limit insulation improvements. The potential Band B (81) rating would reduce annual costs by approximately £1,800 — but achieving this would require Listed Building Consent for most energy improvements.
Flood & Climate Risk
Page 6-7
River & Sea
Low
Flood Zone 1
Surface Water
Negligible
Very low risk
Reservoir
Low
Low likelihood
Groundwater
Negligible
No known risk
Coastal Erosion
Negligible
Not applicable
Sewage Overflow
Low
3 events in 12 months
All flood risk indicators are low for this property. Flood Zone 1 means less than 0.1% annual probability of river or sea flooding. The property is eligible for Flood Re insurance if needed. Climate projections to 2050 and 2080 show no significant increase in flood risk for this location.
Ground & Environmental Risk
Page 8-9
Shrink-swell Clay
Low
London clay — low susceptibility
Landslides
Negligible
Flat terrain
Compressible Ground
Low
Some alluvium present
Radon
Negligible
<1% of homes above action level
Contaminated Land
Low
None within 500m
Coal Mining
Negligible
Not in affected area
Noise Levels
Moderate
Moderate
Air Quality
Ground stability is excellent — the London Clay geology in this area has low shrink-swell risk and negligible landslide susceptibility. Radon is not a concern in central London (less than 1% of homes above the action level). However, air quality is a consideration: PM2.5 at 12 μg/m³ exceeds the WHO guideline of 10 μg/m³, which is typical for central London locations near major roads. Noise levels of 54 dB (daytime) are just below the WHO 55 dB guideline — a relatively quiet area for central London.
Crime & Safety
Page 10
12-Month Crime Trend
-35%
year on year
Westminster has higher-than-average crime rates compared to national figures, which is typical for central London boroughs with high footfall and tourism. However, the declining 12-month trend is positive, showing a 35% reduction in reported incidents. The most common offence categories — theft and anti-social behaviour — reflect the area's commercial and tourist character rather than residential safety concerns.
Schools & Healthcare
Page 11
| Name | Phase | Ofsted | Distance |
|---|---|---|---|
| Westminster Abbey Choir School(180 pupils) | Primary | Outstanding | 0.2mi |
| St Matthew’s CofE Primary(210 pupils) | Primary | Good | 0.3mi |
| Burdett-Coutts CofE Primary(245 pupils) | Primary | Good | 0.4mi |
| Westminster City School(780 pupils) | Secondary | Good | 0.5mi |
| Harris Westminster Sixth Form(540 pupils) | Secondary | Outstanding | 0.6mi |
| Grey Coat Hospital(1,050 pupils) | Secondary | Outstanding | 0.7mi |
The school provision near this property is excellent, with 3 Outstanding and 3 Good Ofsted-rated schools within 0.7 miles. Westminster Abbey Choir School (0.2mi) and Harris Westminster Sixth Form (0.6mi) are particularly notable. School quality is one of the strongest price drivers in this postcode — properties near Outstanding schools in SW1A command an 8-12% premium.
Transport & Broadband
Page 12
Nearest Stations
Westminster
Tube · 0.2mi · 3 min walk
Jubilee, District, Circle
St James’s Park
Tube · 0.3mi · 4 min walk
District, Circle
Pimlico
Tube · 0.6mi · 8 min walk
Victoria
Victoria
Rail / Tube · 0.7mi · 9 min walk
National Rail, Victoria
Broadband Speed
Mobile Coverage
Transport connectivity is exceptional, with 3 tube stations within 0.7 miles and Victoria mainline station under 10 minutes' walk. The area has a PTAL (Public Transport Accessibility Level) of 6b — the highest possible rating. Broadband at 920 Mbps (full fibre) is well above the UK average of 70 Mbps, supporting home working requirements.
Planning & Heritage
Page 13
Heritage Constraints
Heritage constraints apply — planning restrictions may affect modifications
Entire building is listed
Whitehall Conservation Area
Permitted development removed
Recent Planning Applications
Internal refurbishment of ground floor offices
Ref: 24/00142/FULL
Installation of security bollards to Downing Street entrance
Ref: 23/08901/FULL
Replacement of windows to rear elevation with heritage glazing
Ref: 23/02817/LBC
Extension to press briefing room at rear ground floor
Ref: 22/09456/FULL
Three active heritage constraints significantly limit development potential: Grade I listing (the highest level of protection — only 2.5% of listed buildings), Conservation Area status, and an Article 4 Direction removing permitted development rights. Any external or material internal alterations require Listed Building Consent. This is a key factor in the lower-than-average price-per-sqm and affects all investment strategy scores.
Investment Analysis
Page 15-17
30-Year Price Forecast
Rental Yield
Strategy Scores
Buy-to-Let
Flip / Refurb
HMO
Development
Long-term Hold
The investment profile of 10 Downing Street is dominated by its long-term capital preservation characteristics. The Long-term Hold score of 78 reflects the property's prime location, supply-constrained market, and historical capital appreciation in SW1A. Active investment strategies (BTL, Flip, HMO, Development) score poorly due to heritage constraints, low yield relative to price, and regulatory complexity. The 30-year forecast projects a base-case value of £8.1M by 2055, representing a compound annual growth rate of 2.2%.
Key Insight
This property is best understood as a capital preservation asset, not an income generator. With a net yield of just 0.9% and severe development restrictions, the investment thesis rests entirely on long-term price appreciation in one of the world's most supply-constrained property markets.
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