4 The Reflection, 2 Woolwich Manor Way, London, E16 2GD
UPRN:10009007522Flat/Maisonette0 bedsBuilt 2003-2006
LeaseholdCouncil Tax: Band DEPC: D (67)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-10-12T02:14:42.978002+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:21.306685+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T15:37:40.538621+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-13T12:31:11.704651+00:00)
HP Score
79
/ 100
Strong
Verdict
4 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
20 of 21 sourcesSale Estimate
£325,000
£292k - £357kMedium
Estimate
£325k
Range
£292k – £357k
Rent Estimate (pcm)
£1,700
£2k - £2k
Monthly
£1,700
Yield
6.28%
Verdict
Derived from HomePortfolio scores
4 The Reflection earns an INVESTIGATE rating with HP Score 79/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
79
HP Score
79/ 100
Strong
64
Investment Score
64/ 100
Moderate
8
Crime Score
8/ 100
Low
67
Walkability
67/ 100
Moderate
Transit & Bike
Transit 32Bike 69
Walk Score, out of 100
Valuation & Market
Sale Estimate£325,000
Rent Estimate (pcm)£1,700
Gross Yield6.28%
1y Growth-
3y Growth-4.0%
5y Growth-2.8%
10y Growth+0.5%
Last Sold Price£240,000 (2007-10-15)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0E16 2GD
Approval Rate
-12mo
Development
low
- Pending26/3107/CPCertificate of Lawfulness (Proposed) is sought for the use of the ground floor of 71-77 Powis Street, Woolwich for indoor sport, recreation and fitness on a 24 hour basis falling within Use Class E(d)
- Pending26/3082/PN2Prior Approval is sought for the change of use of the first and second floor commercial premises (Class E) to provide two residential flats (Class C3).The commercial unit on the ground floor will be retained. .
- Pending26/3055/SDSubmission of details pursuant to the partial discharge of Condition 3 (Overarching Timetable) of planning permission 25/0212/F dated 09/01/2025 (as allowed under Planning Appeal Ref. APP/E5330/C/23/3332209).
Ownership
- Corporate Ownership27%
- Overseas OwnershipNo
- Lease Term Remaining99 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2007-10-15
- SourceLand Registry
Connectivity
Broadband (Standard)
6 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£36,080
Population Density8,840 /km²
Owner Occupied28%
Age Distribution
0-15 17%16-64 80%65+ 3%
Schools Nearby
- New Directions0.1 miGood
- -University of East London0.5 mi
- London Design and Engineering UTC0.5 miReport card2025
Ofsted no longer awards a single overall grade.
- Saint Mary Magdalene Church of England All Through School0.7 miGood
2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- The Reflection, 2 Woolwich Manor Way-£365k-
- The Reflection, 2 Woolwich Manor Way-£270k-
- The Reflection, 2 Woolwich Manor Way-£341k-
- The Reflection, 2 Woolwich Manor Way-£342k-