Flat 21, Victoria Park Court, 130 Well Street, London, E9 7TN

UPRN:100021080737Purpose Built Flat2 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band CEPC: C (73)

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

Flat 21, Victoria Park Court, 130 Well Street, London, E9 7TN

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£450,000

£427k - £472kHigh

Estimate

£450k

Range

£427k – £472k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

6.13%

Verdict

Derived from HomePortfolio scores

Flat 21 earns an INVESTIGATE rating with HP Score 65/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (94/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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

65/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

75/ 100

Elevated

Walkability

94/ 100

Excellent

Transit & Bike

Transit 73Bike 90

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +0.0% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 14 Nov 2026
- valuation_snapshotsestimate for 100021080737· as of 14 Nov 2026
Rental economics8.5/40
gross yield 6.1%; range width penalty ×0.94
- valuation_snapshotsrent estimate 2300/mo (range 2150-2450)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -338/mo, -15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 9 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 9 Nov 2026
Risk & liquidity14.6/15
187 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£337,500£517,500

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£450,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,150-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £74/mo
Cash on cash: 0.6%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021080737Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 2300/mo (range 2150-2450)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2300/mo (range 2150-2450)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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£450,000

Rent Estimate (pcm)£2,300

Gross Yield6.13%

1y Growth-

3y Growth-1.6%

5y Growth+0.4%

10y Growth+0.8%

Last Sold Price£70,000 (1998-11-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E9 7TN

Approval Rate

-12mo

Development

low

PA/26/01236/NC
Refurbishment and external alterations to existing buildings.
Approved
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

View Planning Timeline

Ownership

Corporate Ownership51.3%
Overseas OwnershipNo
Lease Term Remaining150 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1998-11-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density12,320 /km²

Owner Occupied33%

Age Distribution

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

View Area Profile

Schools Nearby

Orchard Primary School
0.1 mi
Report card2025
Ofsted no longer awards a single overall grade.
St John of Jerusalem Church of England Primary School
0.2 mi
GoodConcerns
The Urswick School - A Church of England Secondary School
0.2 mi
GoodConcerns
Morningside Primary School
0.3 mi
Outstanding

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Victoria Park Court, 130 Well Street
-
£430k
-
Victoria Park Court, 130 Well Street
-
£470k
-
Victoria Park Court, 130 Well Street
-
£400k
-
Victoria Park Court Well Street
-
£350k
-

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