Flat 4, Almond Court, Woodmill Road, London, E5 9GA

UPRN:10008313327Purpose Built Flat1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: C (79)

Data freshness:Planning· 4mo ago

Flat 4, Almond Court, Woodmill Road, London, E5 9GA

HP Score

Not available

Verdict

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

Evidence

16 of 21 sources

Sale Estimate

£308,000

£246k - £369kLow

Estimate

£308k

Range

£246k – £369k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.19%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating; it has no HP Score yet. Walkability is good (71/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 addressWalk ScoreONS Census 2021Police.ukHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

No data

Investment Score

No data

Crime Score

No data

Walkability

71/ 100

High

Transit & Bike

Transit 54Bike 80

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics1.3/40
gross yield 5.2%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1300-1550)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -478/mo, -33% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026· verify before relying on this
Risk & liquidity0.3/15
valuation range width 40%
- property_intelligencetransactions_12mo

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£335,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: -£127/mo
Cash on cash: -1.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.28 - clears 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_snapshotsrent estimate 1450/mo (range 1300-1550)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 1450/mo (range 1300-1550)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£308,000

Rent Estimate (pcm)£1,450

Gross Yield5.19%

1y Growth-

3y Growth-

5y Growth-

10y Growth-

Last Sold Price£175,000 (2021-09-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceUnknown
RadonUnknown
MiningUnknown
LandslideUnknown
Air QualityUnknown
NoiseUnknown

View Full Risk Report

Planning Activity

Recent Apps

-E5 9GA

Approval Rate

-12mo

Development

2026/1156
Erection of three-storey side extension to facilitate enlargement of existing residential dwelling.
Pending
2026/1160
Erection of single-storey ground floor rear extension.
Pending
2026/1170
Use of the ground floor as a cafe/restaurant (Class E) and an extraction system with proposed extraction measures (Part retrospective/ part proposed)
Pending

View Planning Timeline