Flat 36, Timber Wharf, 240 Kingsland Road, London, E2 8AT

UPRN:10008314711Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: B (81)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

Flat 36, Timber Wharf, 240 Kingsland Road, London, E2 8AT

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£508,000

£406k - £610kLow

Estimate

£508k

Range

£406k – £610k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.37%

Verdict

Derived from HomePortfolio scores

Flat 36 earns an INVESTIGATE rating with HP Score 78/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (88/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 55Bike 80

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£700,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: -£597/mo
Cash on cash: -3.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - 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£508,000

Rent Estimate (pcm)£2,550

Gross Yield4.37%

1y Growth-

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E2 8AT

Approval Rate

-12mo

Development

low

PA/26/01816/NC
Replacement of the existing mixed double glazed and single glazed windows
Pending
PA/26/01815/NC
Full replacement of roof coverings, including lead lined dormers, flat roofs and high level windows.
Pending
P2026/2690/FUL
Side extension over the existing flat roof of side entrance porch, and alterations/extension at roof level to create access. Formation of roof terrace including the installation of metal safety railings.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining105 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
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£40,237

Population Density20,335 /km²

Owner Occupied14%

Age Distribution

0-15 15%16-64 79%65+ 6%

View Area Profile

Schools Nearby

Comet Nursery School and Children's Centre
0.1 mi
Outstanding
Waterside Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Bridge Academy
0.2 mi
Good
Hoxton Garden Primary
0.2 mi
-

4 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Timber Wharf, 240 Kingsland Road
-
£645k
-
Timber Wharf, 240 Kingsland Road
-
£405k
-
Timber Wharf, 240 Kingsland Road
-
£425k
-
Timber Wharf, 240 Kingsland Road
-
£401k
-

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