125 Dalston Lane, London, E8 1AL

UPRN:100021035486Semi-Detached House4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: C (80)

Data freshness:Listing· freshPlanning· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£1,273,000

£1.21M - £1.34MHigh

Estimate

£1.27M

Range

£1.21M – £1.34M

Rent Estimate (pcm)

£5,450

£5k - £6k

Monthly

£5,450

Yield

2.78%

Verdict

Derived from HomePortfolio scores

125 Dalston Lane earns an INVESTIGATE rating with HP Score 72/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (96/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

72/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

42/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 93Bike 85

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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

Your assumptions

Purchase price£2,350,000

At the asking price

Monthly rent£5,450/mo

Evidenced range £4,900-£5,950

Interest rate5.4%

Loan to value75%

Cash required: £902,050
Net cash flow: -£4,158/mo
Cash on cash: -5.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.69 - 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

Sale Estimate£1,273,000

Rent Estimate (pcm)£5,450

Gross Yield2.78%

1y Growth+8.9%

3y Growth-1.6%

5y Growth+0.2%

10y Growth+0.9%

Last Sold Price£1,200,000 (2025-06-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

3E8 1AL

Approval Rate

100%12mo

Development

low

P2026/2813/FUL
ground floor single storey rear extension
Pending
PA/25/02260
proposed single story extension
Pending
2026/1385
Retrospective application for the installation of 1nr air conditioning condenser unit on flat roof to rear of property
Pending

View Planning Timeline

Ownership

Corporate Ownership56%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2025-06-06
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density16,959 /km²

Owner Occupied18%

Age Distribution

0-15 14%16-64 76%65+ 10%

View Area Profile

Schools Nearby

Mossbourne Parkside Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Mossbourne Community Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Excelsior Academy
0.3 mi
Good
Stormont House School
0.4 mi
Outstanding

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

145 Dalston Lane
-
£885k
-
125 Dalston Lane
-
£1.20M
-
121 Dalston Lane
-
£1.38M
-
121 Dalston Lane
-
£1.22M
-

Boundary data not available for this property

No registered title polygon, building footprint, or street match for this property yet.

Why: No HMLR INSPIRE / OSM footprint / OS Open USRN match for this UPRN

Source: HM Land Registry INSPIRE / OpenStreetMap / OS Open USRN