Flat 1, 2–16 Bayford Street, London, E8 3SF

UPRN:10008467673Purpose Built Flat3 bedsBuilt 2024

LeaseholdCouncil Tax: Band DEPC: B (86)

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

Flat 1, 2–16 Bayford Street, London, E8 3SF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

16 of 21 sources

Sale Estimate

£913,000

£822k - £1.00MMedium

Estimate

£913k

Range

£822k – £1.00M

Rent Estimate (pcm)

£4,000

£4k - £4k

Monthly

£4,000

Yield

7.80%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 55/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. 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)ONS Census 2021Police.ukHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

55/ 100

Mixed

Investment Score

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

No data

Transit & Bike

No data

Opportunity

Not scored as an opportunity

We will not put a number on this one.

advert has 1 bedrooms but the valuation snapshot describes 3 - the UPRN's evidence is for a different home

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£615,000

At the asking price

Monthly rent£4,000/mo

Evidenced range £3,650-£4,350

Interest rate5.4%

Loan to value75%

Cash required: £206,550
Net cash flow: £694/mo
Cash on cash: 4.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.93 - clears 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£913,000

Rent Estimate (pcm)£4,000

Gross Yield7.80%

1y Growth-7.5%

3y Growth-1.6%

5y Growth+0.2%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E8 3SF

Approval Rate

-12mo

Development

low

PA/26/01787/S
Submission of details pursuant to Conditions 2 (Car Permit Free Agreement) and 7 (Cycle Storage) of planning permission ref: PA/25/01421, dated 01/10/2025.
Pending
PA/26/01327/NC
Proposal for x1 projecting signage .
Pending
PA/26/01794/S
Submission of details pursuant to condition no.32 (Details of all plant and machinery) in relation to Phase 1 only of planning permission ref: PA/24/00184, dated 23/01/2025
Pending

View Planning Timeline

Ownership

Corporate Ownership56%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density-

Owner Occupied26%

Age Distribution

0-15 11%16-64 87%65+ 2%

View Area Profile

Schools Nearby

London Fields Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Gayhurst Community School
0.2 mi
OutstandingImproving
St. Paul's With St. Michael's CofE Primary School
0.3 mi
Outstanding
St John of Jerusalem Church of England Primary School
0.4 mi
GoodConcerns

4 of 15 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

2 - 16 Bayford Street
-
£770k
-
2 - 16 Bayford Street
-
£615k
-
2 - 16 Bayford Street
-
£820k
-
2 - 16 Bayford Street
-
£950k
-

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