38 Poole Road, London, E9 7AE

UPRN:100021065286Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band EEPC: D (65)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,261,000

£1.20M - £1.32MHigh

Estimate

£1.26M

Range

£1.20M – £1.32M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

8.96%

Verdict

Derived from HomePortfolio scores

38 Poole Road earns an INVESTIGATE rating with HP Score 66/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (93/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

77/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 65Bike 89

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 flat but the valuation basis is the whole house 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£5,600/mo

Evidenced range £5,050-£6,100

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £1,346/mo
Cash on cash: 6.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.21 - 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£1,261,000

Rent Estimate (pcm)£5,600

Gross Yield8.96%

1y Growth-

3y Growth-1.6%

5y Growth+0.4%

10y Growth+0.8%

Last Sold Price£1,210,000 (2021-08-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E9 7AE

Approval Rate

-12mo

Development

low

PA/26/01135/NC
Proposed change of use from community centre to café, proposed alterations to retained building and associated hard landscaping. Erection of 2x20ft containers for ancillary storage and railings around building with separate access route.
Pending
2026/1385
Retrospective application for the installation of 1nr air conditioning condenser unit on flat roof to rear of property
Pending
2026/1387
T1 Sycamore, reduce height 1.5m below previous pruning points (large cavity in trunk), side back to previous pruning points. Cyclical maintenance.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2021-08-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density-

Owner Occupied33%

Age Distribution

0-15 17%16-64 75%65+ 8%

View Area Profile

Schools Nearby

Berger Primary School
0.1 mi
-
Cardinal Pole Catholic School
0.2 mi
Inspected as Cardinal Pole Catholic School (URN 100285) on 9 Mar 2022
Morningside Primary School
0.2 mi
Outstanding
St John and St James CofE Primary School
0.3 mi
Outstanding

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

16 Poole Road
-
£16.15M
-
31A Poole Road
-
£575k
-
22 Poole Road
-
£1.74M
-
13A Poole Road
-
£1.05M
-

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