Flat 3, 35 Cremer Street, Hackney, London, E2 8HD

UPRN:10008469403Flat/Maisonette2 bedsBuilt 2022

LeaseholdCouncil Tax: -EPC: B (84)

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

Flat 3, 35 Cremer Street, Hackney, London, E2 8HD

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£784,000

£745k - £823kHigh

Estimate

£784k

Range

£745k – £823k

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

6.32%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 68/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is excellent (98/100). 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 listingsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

76/ 100

High

Crime Score

90/ 100

Elevated

Walkability

98/ 100

Excellent

Transit & Bike

Transit 79Bike 83

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 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 +4.3% (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 10008469403· as of 9 Oct 2026
Rental economics9.2/40
gross yield 6.3%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3950/mo (range 3650-4300)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -391/mo, -10% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), unknown 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 6 Nov 2026
Risk & liquidity14.6/15
294 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

£675,000£862,500

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£750,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,650-£4,300

Interest rate5.4%

Loan to value75%

Cash required: £253,800
Net cash flow: £203/mo
Cash on cash: 1.0%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 10008469403Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3950/mo (range 3650-4300)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 3950/mo (range 3650-4300)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£784,000

Rent Estimate (pcm)£3,950

Gross Yield6.32%

1y Growth-

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

Last Sold Price£785,000 (2025-11-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1E2 8HD

Approval Rate

-12mo

Development

low

PA/26/01816/NC
Replacement of the existing mixed double glazed and single glazed windows
Pending
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/26/01815/NC
Full replacement of roof coverings, including lead lined dormers, flat roofs and high level windows.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2025-11-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£40,237

Population Density17,086 /km²

Owner Occupied12%

Age Distribution

0-15 12%16-64 83%65+ 5%

View Area Profile

Schools Nearby

St Monica's Catholic Primary School
0.2 mi
Inspected as St Monica's Roman Catholic Primary School (URN 100268) on 9 Feb 2022
Columbia Market Nursery School
0.2 mi
-
Hoxton Garden Primary
0.2 mi
-
Haggerston School
0.3 mi
Inspected as Haggerston School (URN 100277) on 6 Dec 2022

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

35 Cremer Street
-
£785k
-
35 Cremer Street
-
£1.52M
-
32 Cremer Street
-
£825k
-
32 Cremer Street
-
£865k
-

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