62 Herongate Road, London, E12 5EQ

UPRN:100022254397Mid Terrace House4 bedsBuilt before 1900

FreeholdCouncil Tax: Band FEPC: C (72)

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

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,025,000

£974k - £1.08MHigh

Estimate

£1.02M

Range

£974k – £1.08M

Rent Estimate (pcm)

£5,150

£5k - £6k

Monthly

£5,150

Yield

6.00%

Verdict

Derived from HomePortfolio scores

62 Herongate Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (34/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

34/ 100

Mixed

Transit & Bike

Transit 23Bike 64

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

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£1,030,000

At the asking price

Monthly rent£5,150/mo

Evidenced range £4,700-£5,600

Interest rate5.4%

Loan to value75%

Cash required: £357,050
Net cash flow: £89/mo
Cash on cash: 0.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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£1,025,000

Rent Estimate (pcm)£5,150

Gross Yield6.00%

1y Growth-

3y Growth+0.7%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£445,000 (2011-07-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2E12 5EQ

Approval Rate

100%12mo

Development

low

2846/26
T1 (purple leaf plum) - Remove dying main stem. Lightly reshape up to 1m. General maintenance (summary)
Pending
2819/26
Remove conservatory and existing extension. Single storey rear extension with steps down to garden. Loft conversion. Two front and two rear rooflights. Removal of two chimneys. Replacement of uPVC windows and doors with timber framed double glazed windows of same configuration on front and side elevation. Replacement and widening of first floor window openings from uPVC to slimline aluminium frames with timber vent openings. Refurbishment of existing porch, including replacing front entry door and windows for slimline aluminium. (summary)
Pending
2791/26
T1 (Cherry) and T2 (Acer) - fell and replace. (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership65.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2011-07-15
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

27 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density-

Owner Occupied81%

Age Distribution

0-15 20%16-64 65%65+ 15%

View Area Profile

Schools Nearby

Aldersbrook Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Godwin Junior School
0.8 mi
Good
Wanstead High School
0.9 mi
-
Woodgrange Infant School
0.9 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

54 Herongate Road
-
£958k
-
70 Herongate Road
-
£886k
-
64 Herongate Road
-
£1.02M
-
74 Herongate Road
-
£1.10M
-

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