89 Warren Road, London, E11 2LU
UPRN:100022260412Semi-Detached House6 bedsBuilt 1900-1929
Tenure: -Council Tax: Band FEPC: D (65)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:09.976579+00:00)Ownership· freshOwnership: fresh, refreshed today (2026-11-10T13:29:19.593140+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· freshSchools: fresh, refreshed 5d ago (2026-11-05T17:42:09.721250+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
71
/ 100
Mixed
Verdict
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
17 of 21 sourcesSale Estimate
£1,485,000
£1.34M - £1.63MMedium
Estimate
£1.49M
Range
£1.34M – £1.63M
Rent Estimate (pcm)
£5,350
£5k - £6k
Monthly
£5,350
Yield
4.32%
Verdict
Derived from HomePortfolio scores
89 Warren Road earns an INVESTIGATE rating with HP Score 71/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (36/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)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
71
HP Score
71/ 100
Mixed
60
Investment Score
60/ 100
Moderate
18
Crime Score
18/ 100
Moderate
36
Walkability
36/ 100
Mixed
Transit & Bike
Transit 11Bike 59
Walk Score, out of 100
Valuation & Market
Sale Estimate£1,485,000
Rent Estimate (pcm)£5,350
Gross Yield4.32%
1y Growth-
3y Growth+1.6%
5y Growth+2.3%
10y Growth+2.6%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0E11 2LU
Approval Rate
-12mo
Development
low
- Pending2854/26T1 (Robinia) and T2 (Lawson Cypress) - fell to ground level. (Summary).
- Pending2846/26T1 (purple leaf plum) - Remove dying main stem. Lightly reshape up to 1m. General maintenance (summary)
- Pending2837/26TPO 17/14 - T1 (Lime) - 2 -2.5m spread reduction and 20% crown thin; and T2 (Cherry) - fell to ground level and replace. (Summary).
Ownership
- Corporate Ownership69.7%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,190
Population Density1,568 /km²
Owner Occupied91%
Age Distribution
0-15 22%16-64 59%65+ 19%
Schools Nearby
- -Wanstead High School0.2 mi
- Aldersbrook Primary School0.6 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Wanstead Church School0.7 miGoodConcerns
- Our Lady of Lourdes RC Primary School0.7 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 95 Warren Road-£1.00M-
- 85 Warren Road-£974k-
- 97 Warren Road-£1.05M-
- 115 Warren Road-£1.25M-