Vestry Works, 9 Vestry Road, London, E17 9NH

UPRN:100022986476Detached Bungalow3 bedsBuilt 1991-1995

FreeholdCouncil Tax: -EPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Vestry Works, 9 Vestry Road, London, E17 9NH

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£999,000

£949k - £1.05MHigh

Estimate

£999k

Range

£949k – £1.05M

Rent Estimate (pcm)

£4,050

£4k - £4k

Monthly

£4,050

Yield

4.86%

Verdict

Derived from HomePortfolio scores

Vestry Works earns an INVESTIGATE rating with HP Score 79/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (79/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

74/ 100

High

Crime Score

28/ 100

Moderate

Walkability

79/ 100

High

Transit & Bike

Transit 60Bike 72

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£1,000,000

At the asking price

Monthly rent£4,050/mo

Evidenced range £3,700-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £345,050
Net cash flow: -£571/mo
Cash on cash: -2.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - below 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£999,000

Rent Estimate (pcm)£4,050

Gross Yield4.86%

1y Growth-

3y Growth+3.1%

5y Growth+2.3%

10y Growth+3.2%

Last Sold Price£160,000 (2001-05-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

5E17 9NH

Approval Rate

-12mo

Development

low

261620
Prior approval for the construction of a single storey rear infill extension which would extend 6.00m beyond the original rear wall of the existing dwelling with a maximum height of 3.60m and an eaves height of 3.00m.
Pending
261616
Construction of single storey rear extension.
Pending
261621
Construction of a single storey side return extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2001-05-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,971

Population Density-

Owner Occupied48%

Age Distribution

0-15 18%16-64 74%65+ 8%

View Area Profile

Schools Nearby

Church Hill Nursery School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Walthamstow School for Girls
0.1 mi
-
Emmanuel Community School
0.3 mi
Requires improvement
Henry Maynard Primary School
0.4 mi
Good

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

View All Schools

Comparables

View All

10D Vestry Road
-
£490k
-
National Spiritualist Church Vestry Road
-
£1.05M
-
National Spiritualist Church Vestry Road
-
£750k
-
10B Vestry Road
-
£280k
-

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