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13 Roca Court, 18 Hermon Hill, London, E11 2AP

UPRN:10013585156Flat/Maisonette2 bedsBuilt 2007-2011
LeaseholdCouncil Tax: -EPC: C (79)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:45:28.878990+00:00)Ownership· freshOwnership: fresh, refreshed 4d ago (2026-11-10T17:00:12.343748+00:00)EPC· 5mo agoEPC: stale, refreshed 5mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 3d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+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 refresh
13 Roca Court, 18 Hermon Hill, London, E11 2AP

HP Score

Mixed
Verdict
2 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
20 of 21 sources
Sale Estimate
£586,000
£469k - £704kLow
Estimate
£586k
Range
£469k – £704k
Rent Estimate (pcm)
£2,500
£2k - £3k
Monthly
£2,500
Yield
5.12%

Verdict

Derived from HomePortfolio scores

13 Roca Court earns an INVESTIGATE rating with HP Score 60/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (65/100). 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
60/ 100
Mixed
Investment Score
62/ 100
Moderate
Crime Score
84/ 100
Elevated
Walkability
65/ 100
Moderate
Transit & Bike
Transit 70Bike 56
Walk Score, out of 100

Valuation & Market

Sale Estimate£586,000
Rent Estimate (pcm)£2,500
Gross Yield5.12%
1y Growth-
3y Growth+1.6%
5y Growth+2.3%
10y Growth+2.6%
Last Sold Price£350,000 (2011-07-15)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0E11 2AP
Approval Rate
-12mo
Development
low
  • 2931/26
    TPO 121/14 - G1 (Alder x 5) - raise crowns to 3m above ground level and shorten lateral growth on building side by up to 2m; G2 (Alder x 2) - raise crowns to 3m above ground level; T3 (Plane) - 2m crown reduction; T4 (Sycamore) - 2m crown reduction and crown thin by 20%; T5 and T6 (Silver Birch) - raise crown to 2.4m above ground level; and T7 (Silver Birch) - remove lowest branch on roadside. (Summary).
    Pending
  • 15/26
    T1 (Horse Chestnut)
    Pending
  • 2917/26
    Conversion of existing two storey side extension into Granny annexe for use with the main dwelling (summary)
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership69.7%
  • Overseas OwnershipNo
  • Lease Term Remaining109 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2011-07-15
  • SourceLand Registry
View Ownership Details

Connectivity

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

Area Profile

Median EarningsLocal authority£37,190
Population Density7,745 /km²
Owner Occupied60%
Age Distribution
0-15 15%16-64 70%65+ 15%
View Area Profile

Schools Nearby

  • Wanstead Church School
    0.2 mi
    GoodConcerns
  • Snaresbrook Primary School
    0.3 mi
    GoodImproving
  • Our Lady of Lourdes RC Primary School
    0.5 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Nightingale Primary School
    0.6 mi
    Good

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

View All Schools

Comparables

View All
  • 32A Hermon Hill
    -
    £545k
    -
  • 34 Hermon Hill
    -
    £486k
    -
  • 34 Hermon Hill
    -
    £450k
    -
  • 26 Hermon Hill
    -
    £355k
    -