10 The Shrubbery, Grosvenor Road, London, E11 2EL

UPRN:100022253113Flat/Maisonette0 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoCrime· freshConnectivity· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

10 The Shrubbery, Grosvenor Road, London, E11 2EL

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£446,000

£357k - £535kLow

Estimate

£446k

Range

£357k – £535k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

Verdict

Derived from HomePortfolio scores

10 The Shrubbery earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (85/100). 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 SourcesPortal 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

43/ 100

Elevated

Walkability

85/ 100

Excellent

Transit & Bike

Transit 62Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

0 bedrooms and the advert describes a non-residential property ("storage space") - not a home the valuation at this UPRN prices, so it is not scored as a deal

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£24,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £7,300
Net cash flow: £1,234/mo
Cash on cash: 202.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 23.46 - 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£446,000

Rent Estimate (pcm)£1,900

Gross Yield-

1y Growth+8.2%

3y Growth+1.6%

5y Growth+2.3%

10y Growth+2.6%

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

0E11 2EL

Approval Rate

-12mo

Development

low

0052/26/03
Non-Material Amendment to approved permission 0052/26: Amendments to the north elevation, including changes to fenestration to provide for changes to the windows to reduce the potential for overlooking as per condition 7 of the planning approval. Inclusion of outlets on roof and other equipment required for lift and ventialtion. (summary)
Pending
2854/26
T1 (Robinia) and T2 (Lawson Cypress) - fell to ground level. (Summary).
Pending
2837/26
TPO 17/14 - T1 (Lime) - 2 -2.5m spread reduction and 20% crown thin; and T2 (Cherry) - fell to ground level and replace. (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership69.7%
Overseas OwnershipNo
Lease Term Remaining69 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
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£37,190

Population Density-

Owner Occupied53%

Age Distribution

0-15 16%16-64 69%65+ 15%

View Area Profile

Schools Nearby

Wanstead Church School
0.0 mi
GoodConcerns
Our Lady of Lourdes RC Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Snaresbrook Primary School
0.5 mi
GoodImproving
Wanstead High School
0.5 mi
-

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

23 The Shrubbery
-
£530k
-
27 The Shrubbery
-
£500k
-
19 The Shrubbery
-
£480k
-
39 The Shrubbery
-
£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