25 Lancaster Avenue, London, E18 1QF

UPRN:100022255113Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (63)

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

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£1,144,000

£1.09M - £1.20MHigh

Estimate

£1.14M

Range

£1.09M – £1.20M

Rent Estimate (pcm)

£3,800

£3k - £4k

Monthly

£3,800

Yield

4.34%

Verdict

Derived from HomePortfolio scores

25 Lancaster Avenue earns an INVESTIGATE rating with HP Score 81/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is very low. Walkability is limited (61/100). 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 NationsMarket 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

73/ 100

High

Crime Score

9/ 100

Low

Walkability

61/ 100

Moderate

Transit & Bike

Transit 48Bike 56

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge0/15
claims [AVM +8.2% (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 9 Nov 2026
- valuation_snapshotsestimate for 100022255113· as of 9 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.70
- valuation_snapshotsrent estimate 3800/mo (range 3300-4250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,767/mo, -46% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 109 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 11 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

£787,500£1,207,500

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£1,050,000

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,300-£4,250

Interest rate5.4%

Loan to value75%

Cash required: £365,050
Net cash flow: -£913/mo
Cash on cash: -3.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - below 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 100022255113Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3800/mo (range 3300-4250)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 3800/mo (range 3300-4250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 109 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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£1,144,000

Rent Estimate (pcm)£3,800

Gross Yield4.34%

1y Growth-

3y Growth+3.9%

5y Growth+0.5%

10y Growth+1.6%

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

2E18 1QF

Approval Rate

100%12mo

Development

low

2931/26
TPO 121/14 - G1 (Alder x 5) - raise crowns to 3m above ground level and shorten lateral growth on building side by up to 2m; G2 (Alder x 2) - raise crowns to 3m above ground level; T3 (Plane) - 2m crown reduction; T4 (Sycamore) - 2m crown reduction and crown thin by 20%; T5 and T6 (Silver Birch) - raise crown to 2.4m above ground level; and T7 (Silver Birch) - remove lowest branch on roadside. (Summary).
Pending
15/26
T1 (Horse Chestnut)
Pending
2917/26
Conversion of existing two storey side extension into Granny annexe for use with the main dwelling (summary)
Pending

View Planning Timeline