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16 The Reflection, 2 Woolwich Manor Way, London, E16 2GD

UPRN:10009007534Flat/Maisonette2 bedsBuilt 1996-2002
LeaseholdCouncil Tax: Band EEPC: C (70)
Data freshness: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)
16 The Reflection, 2 Woolwich Manor Way, London, E16 2GD

HP Score

Strong
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£363,000
£345k - £381kHigh
Estimate
£363k
Range
£345k – £381k
Rent Estimate (pcm)
£1,900
£2k - £2k
Monthly
£1,900
Yield
6.28%

Verdict

Derived from HomePortfolio scores

16 The Reflection earns an INVESTIGATE rating with HP Score 80/100. Investment score 67/100 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
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HP Score
80/ 100
Strong
Investment Score
67/ 100
Moderate
Crime Score
8/ 100
Low
Walkability
67/ 100
Moderate
Transit & Bike
Transit 32Bike 69
Walk Score, out of 100

Valuation & Market

Sale Estimate£363,000
Rent Estimate (pcm)£1,900
Gross Yield6.28%
1y Growth-
3y Growth-4.0%
5y Growth-2.8%
10y Growth+0.5%
Last Sold Price£400,000 (2015-09-23)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0E16 2GD
Approval Rate
-12mo
Development
low
  • 26/3107/CP
    Certificate 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)
    Pending
  • 26/3082/PN2
    Prior 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. .
    Pending
  • 26/3055/SD
    Submission 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).
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership27%
  • Overseas OwnershipNo
  • Lease Term Remaining99 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2015-09-23
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080
Population Density8,840 /km²
Owner Occupied28%
Age Distribution
0-15 17%16-64 80%65+ 3%
View Area Profile

Schools Nearby

  • New Directions
    0.1 mi
    Good
  • University of East London
    0.5 mi
    -
  • London Design and Engineering UTC
    0.5 mi
    Report card2025

    Ofsted no longer awards a single overall grade.

  • Saint Mary Magdalene Church of England All Through School
    0.7 mi
    Good

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • The Reflection, 2 Woolwich Manor Way
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    £365k
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  • The Reflection, 2 Woolwich Manor Way
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    £270k
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  • The Reflection, 2 Woolwich Manor Way
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    £341k
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  • The Reflection, 2 Woolwich Manor Way
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    £342k
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