Skip to property details

21 Blackberry Court, Queen Mary Avenue, London, E18 2GF

UPRN:10013585952Flat/Maisonette1 bedsBuilt 2007-2011
LeaseholdCouncil Tax: Band CEPC: B (83)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-19T13:52:17.943725+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:25.037928+00:00)Ownership· freshOwnership: fresh, refreshed 4d ago (2026-11-10T17:00:12.343748+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 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 refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-11T16:33:00.666407+00:00)
21 Blackberry Court, Queen Mary Avenue, London, E18 2GF

HP Score

Strong
Verdict
today
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£290,000
£275k - £304kHigh
Estimate
£290k
Range
£275k – £304k
Rent Estimate (pcm)
£1,450
£1k - £2k
Monthly
£1,450
Yield
6.00%

Verdict

Derived from HomePortfolio scores

21 Blackberry Court earns an INVESTIGATE rating with HP Score 87/100. Investment score 86/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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
Continue reading
HP Score
87/ 100
Strong
Investment Score
86/ 100
Excellent
Crime Score
16/ 100
Moderate
Walkability
86/ 100
Excellent
Transit & Bike
Transit 43Bike 64
Walk Score, out of 100

Valuation & Market

Sale Estimate£290,000
Rent Estimate (pcm)£1,450
Gross Yield6.00%
1y Growth+5.2%
3y Growth+3.9%
5y Growth+0.5%
10y Growth+1.6%
Last Sold Price£271,000 (2024-05-16)
View Market Details

Risk Overview

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

Planning Activity

Recent Apps
0E18 2GF
Approval Rate
-12mo
Development
low
  • 2933/26
    TPO 25/13 - T28 (Ash) - crown reduce by 2.5/3m; T15 (Sycamore) - crown reduce by 2.5m; T9 (Ash) - crown reduce by 2.5m. (Summary).
    Pending
  • 2909/26
    T1 (Cherry) - Remove major deadwood for general maintenance T2 (Magnolia x2)-Fell and grind for general maintenance T3 (Viburnum) - Fell and grind for general maintenance T4 (Pohdetium) - Fell and grind for general maintenance T5 (Apple)- Fell and grind for general maintenance T6 (Apple) - Fell and grind for general maintenance T7 (Conifer) -Lift by circa 2-3ft for general maintenance T8 (Elwoodii) - Fell and grind for general maintenance (summary)
    Pending
  • 2908/26
    Single storey rear extension. Conversion of garage into a habitable room. Replace garage door with a window. (Summary).
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership47.2%
  • Overseas OwnershipNo
  • Lease Term Remaining106 yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2024-05-16
  • SourceLand Registry
View Ownership Details

Connectivity

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

Area Profile

Median EarningsLocal authority£37,190
Population Density9,268 /km²
Owner Occupied38%
Age Distribution
0-15 20%16-64 68%65+ 12%
View Area Profile

Schools Nearby

  • Churchfields Junior School
    0.1 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

  • Churchfields Infants' School
    0.2 mi
    Outstanding
  • Snaresbrook Prep School
    0.4 mi
    Inspected by ISI
  • St Aubyn's School
    0.5 mi
    Inspected by ISI

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • Blackberry Court Queen Mary Avenue
    -
    £111k
    -
  • Blackberry Court Queen Mary Avenue
    -
    £88k
    -
  • Blackberry Court Queen Mary Avenue
    -
    £102k
    -
  • Blackberry Court Queen Mary Avenue
    -
    £271k
    -