Flat 36, 305 Kingsland Road, London, E8 4EG

UPRN:10008328720Flat/Maisonette2 bedsBuilt 2007-2011

Tenure: -Council Tax: Band EEPC: B (83)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 36, 305 Kingsland Road, London, E8 4EG

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£639,000

£576k - £703kMedium

Estimate

£639k

Range

£576k – £703k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

4.98%

Verdict

Derived from HomePortfolio scores

Flat 36 earns an INVESTIGATE rating with HP Score 84/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (83/100). 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)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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

84/ 100

Strong

Investment Score

74/ 100

High

Crime Score

12/ 100

Low

Walkability

83/ 100

High

Transit & Bike

Transit 55Bike 81

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -5.6% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 10008328720· as of 10 Oct 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.84
- valuation_snapshotsrent estimate 2800/mo (range 2550-3050)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -920/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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 50 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 2 Nov 2026
Risk & liquidity12.9/15
256 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£506,000£776,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£675,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,550-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£340/mo
Cash on cash: -1.8%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - below 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_snapshotsestimate for 10008328720Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2800/mo (range 2550-3050)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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
Rental economics needs verification before you rely on it
rent estimate 2800/mo (range 2550-3050)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£639,000

Rent Estimate (pcm)£2,800

Gross Yield4.98%

1y Growth-

3y Growth-1.6%

5y Growth+0.2%

10y Growth+0.9%

Last Sold Price£415,000 (2012-09-06)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E8 4EG

Approval Rate

-12mo

Development

low

P2026/2713/TRE
T1 - Sycamore Stem diameter at 1.5m above ground level was measured as 640mm. Crown is heavily asymmetrical following the northern side overhang being completely removed by the neighbour back to the boundary line, Crown overhangs roofs to the south. The extreme asymmetry of the crown will have the effect of shifting the centre of mass away from the vertical axis of the trunk. The alteration in biomechanics caused by the action of the neighbour will have increased the probability of the tree failing during high winds and/or snow loading. Weather events such as these are more likely to occur within the next 6 months than the period since the operation was undertaken. Option 1 Fell as close as possible to ground level Apply eco plugs
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
P2026/2675/FUL
Erection of a mansard roof extension with four dormers (two to the front and two to the rear), alterations to front - ornamentation of railings, new gate and re-cladding of front steps in stone. Erection of a brick bin store to front lightwell.
Pending

View Planning Timeline

Ownership

Corporate Ownership56%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change2012-09-06
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£40,237

Population Density-

Owner Occupied27%

Age Distribution

0-15 15%16-64 82%65+ 3%

View Area Profile

Schools Nearby

Waterside Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Comet Nursery School and Children's Centre
0.2 mi
Outstanding
Hackney New Primary School
0.2 mi
-
Rosemary Works School
0.3 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Canal Wharf 305 Kingsland Road
-
£430k
-
Canal Wharf 305 Kingsland Road
-
£380k
-
Commercial Wharf, 305 Kingsland Road
-
£365k
-
Commercial Wharf, 305 Kingsland Road
-
£122k
-

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