Flat 15, City Mill Apartments, Lee Street, London, E8 4FB

UPRN:10008330193Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: C (80)

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

Flat 15, City Mill Apartments, Lee Street, London, E8 4FB

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£624,000

£593k - £655kHigh

Estimate

£624k

Range

£593k – £655k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

5.50%

Verdict

Derived from HomePortfolio scores

Flat 15 earns an INVESTIGATE rating with HP Score 79/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

71/ 100

High

Crime Score

25/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 60Bike 86

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 +3.8% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 10008330193· as of 9 Oct 2026
Rental economics3.5/40
gross yield 5.5%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2750/mo (range 2500-2950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -640/mo, -23% 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), 28 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 & liquidity14.7/15
256 sales/12mo in area; valuation range width 10%
- 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

£450,000£690,000

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£599,999

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £201,300
Net cash flow: -£121/mo
Cash on cash: -0.7%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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_snapshotsestimate for 10008330193Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-2950)Rental economics · as of 9 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 2750/mo (range 2500-2950)
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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£624,000

Rent Estimate (pcm)£2,750

Gross Yield5.50%

1y Growth-2.3%

3y Growth-1.6%

5y Growth+0.2%

10y Growth+0.9%

Last Sold Price£500,000 (2014-08-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E8 4FB

Approval Rate

-12mo

Development

low

P2026/2674/AOD
Approval of details pursuant to Condition 5 (Construction Management Plan) of Planning Permission P2026/1562/FUL for 'enlargement of existing basement, single storey rear extension, replacement of existing windows with slim-line double glazed windows throughout, alterations to side window openings at lower ground/ground floor level, installation of front, side and rear rooflights, alterations to front garden/boundary treatment, erection of front garden bin store, infill of existing side lightwell and erection of bike storage, air source heat pump to rear garden and associated works'.
Pending
P2026/2521/TRE
T1 - Eucalyptus - reduce back to previous reduction points (8m max reduction).
Approved
PA/26/01448/NC
Proposed works comprise: - Replacement of the existing roller shutter to the southern elevation with a glazed window and enlarged access door - Introduction of four flat rooflights and - associated minor alterations.
Approved

View Planning Timeline

Ownership

Corporate Ownership56%
Overseas OwnershipNo
Lease Term Remaining112 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-08-08
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 Occupied16%

Age Distribution

0-15 19%16-64 74%65+ 7%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

City Mill Apartments Lee Street
-
£440k
-
City Mill Apartments Lee Street
-
£600k
-
City Mill Apartments Lee Street
-
£560k
-
City Mill Apartments Lee Street
-
£543k
-

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