Flat B, 29 Groombridge Road, Hackney, London, E9 7DP

UPRN:100021045950Flat/MaisonetteBeds -Built before 1900

Tenure: -Council Tax: Band DEPC: D (60)

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

Flat B, 29 Groombridge Road, Hackney, London, E9 7DP

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£981,000

£785k - £1.18MLow

Estimate

£981k

Range

£785k – £1.18M

Rent Estimate (pcm)

£5,050

£5k - £5k

Monthly

£5,050

Yield

8.08%

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 77/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

77/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

89/ 100

Excellent

Transit & Bike

Transit 50Bike 75

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity
listing is a other but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£750,000

At the asking price

Monthly rent£5,050/mo

Evidenced range £4,650-£5,400

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £965/mo
Cash on cash: 4.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - clears 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£981,000

Rent Estimate (pcm)£5,050

Gross Yield8.08%

1y Growth-

3y Growth-1.6%

5y Growth+0.4%

10y Growth+0.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2E9 7DP

Approval Rate

100%12mo

Development

low

PA/26/01681/NC
Retrospective change of use from dwellinghouse (Use Class C3) to small HMO for 5 persons (Use Class C4).
Pending
PA/26/01692/A1
Redevelopment of the site (Bow Wharf) comprising demolition of pavilion buildings, conversion of warehouse to residential, and erection of two new residential blocks to provide 66 dwellings (Use Class C3) and a commercial unit (Use Class E), with associated access and public realm works
Pending
PA/26/01539/NC
T1 - Weeping Willow - pollard to regular pollard points - 3-4m approx. branch removal
Approved

View Planning Timeline

Ownership

Corporate Ownership52.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density9,985 /km²

Owner Occupied32%

Age Distribution

0-15 17%16-64 70%65+ 13%

View Area Profile

Schools Nearby

Orchard Primary School
0.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Mossbourne Victoria Park Academy
0.2 mi
OutstandingImproving
Wentworth Nursery School and Children's Centre
0.2 mi
Outstanding
St John of Jerusalem Church of England Primary School
0.2 mi
GoodConcerns

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

View All Schools

Comparables

View All

28 Groombridge Road
-
£1.40M
-
38 Groombridge Road
-
£2.13M
-
43 Groombridge Road
-
£2.96M
-
32 Groombridge Road
-
£1.39M
-

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