1 The Beeches, Sewardstone Road, London, E4 7RE

UPRN:10022857433Detached House6 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band HEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

1 The Beeches, Sewardstone Road, London, E4 7RE

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£2,483,000

£2.36M - £2.61MHigh

Estimate

£2.48M

Range

£2.36M – £2.61M

Rent Estimate (pcm)

£10,850

£10k - £12k

Monthly

£10,850

Yield

5.72%

Verdict

Derived from HomePortfolio scores

1 The Beeches earns an INVESTIGATE rating with HP Score 46/100. Investment score 48/100 reflects below-average fundamentals. Crime intensity is elevated. Walkability is limited (7/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

46/ 100

Mixed

Investment Score

48/ 100

Mixed

Crime Score

62/ 100

Elevated

Walkability

7/ 100

Low

Transit & Bike

Transit 8Bike 22

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£2,275,000

At the asking price

Monthly rent£10,850/mo

Evidenced range £9,950-£11,800

Interest rate5.4%

Loan to value75%

Cash required: £870,550
Net cash flow: -£167/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Every step above was generated from a specific gap or flag in the evidence - no generic advice, no invented tasks.

Valuation & Market

Sale Estimate£2,483,000

Rent Estimate (pcm)£10,850

Gross Yield5.72%

1y Growth-89.0%

3y Growth+2.6%

5y Growth+2.4%

10y Growth+3.1%

Last Sold Price£1,300,000 (2006-04-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideModerate
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

4E4 7RE

Approval Rate

100%12mo

Development

low

EPF/1982/26
Approval of Details Reserved by Conditions 5 Surface Water Drainage and 17 Contaminated Land of EPF/0270/24 (Replacement dwelling and demolition of existing buildings with associated servicing and landscaping).
Pending
EPF/1926/26
Variation of condition 10 of planning permission EPF/0625/22 to permit the use of markers, headstones and other monuments made from non-biodegradable materials on part of the site.
Pending
EPF/1933/26
Approval of Detail Reserved by Condition 14 (Hard & Soft Landscaping) of EPF/0566/26 (Demolition of the existing dwelling and construction of a replacement 6 bedroom dwelling).
Pending

View Planning Timeline

Ownership

Corporate Ownership61.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-04-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£38,171

Population Density123 /km²

Owner Occupied77%

Age Distribution

0-15 17%16-64 58%65+ 25%

View Area Profile

Schools Nearby

Prince of Wales Primary School
1.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Hawkswood Primary PRU
1.2 mi
Outstanding
Hawkswood Therapeutic
1.2 mi
Report card2025
Ofsted no longer awards a single overall grade.
Yardley Primary School
1.2 mi
Outstanding

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Woodlands Stables Sewardstone Road
-
£496k
-
Sewardstone House Sewardstone Road
-
£6.86M
-
Sewardstone House Sewardstone Road
-
£4.20M
-
Sewardstone House Sewardstone Road
-
£2.42M
-

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