45 Knotts Green Road, London, E10 6DD

UPRN:100022560076-Beds -Built -

Tenure: -Council Tax: Band CEPC: -

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

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£714,000

£643k - £786kMedium

Estimate

£714k

Range

£643k – £786k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

45 Knotts Green Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (92/100). 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 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

77/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

36/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 49Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge-0.6/15
claims [AVM -12.0% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 100022560076· as of 10 Nov 2026
Risk & liquidity12.8/15
345 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100022560076Valuation edge · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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£714,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+3.6%

5y Growth+1.6%

10y Growth+2.5%

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

0E10 6DD

Approval Rate

-12mo

Development

low

261621
Construction of a single storey side return extension.
Pending
261617
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main rear roof, and roof extension above two storey outrigger, with installation of three roof lights to front roof slope.
Pending
261616
Construction of single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,971

Population Density21,369 /km²

Owner Occupied37%

Age Distribution

0-15 22%16-64 71%65+ 7%

View Area Profile

Schools Nearby

Belmont Park School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Leyton Sixth Form College
0.4 mi
-
Barclay Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Henry Maynard Primary School
0.5 mi
Good

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

View All Schools

Comparables

View All

5 Knotts Green Road
-
£835k
-
1A Knotts Green Road
-
£370k
-
9 Knotts Green Road
-
£630k
-
47 Knotts Green Road
-
£530k
-

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