Flat B, 17 Upper Walthamstow Road, Walthamstow, E17 3QG

UPRN:10024418632Converted Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: -EPC: C (69)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat B, 17 Upper Walthamstow Road, Walthamstow, E17 3QG

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£454,000

£431k - £476kHigh

Estimate

£454k

Range

£431k – £476k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

9.00%

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 75/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (72/100). 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

HP Score

75/ 100

Strong

Investment Score

73/ 100

High

Crime Score

34/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 54Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Check before relying on this score: the estimate sits 38% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +38.3% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10024418632· as of 9 Nov 2026
Rental economics29.3/40
gross yield 9.0%; range width penalty ×0.91; the estimate this rent rides on sits 38% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2100/mo (range 1950-2250)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin10.7/30
stressed cash flow +224/mo, +11% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); passes the stress
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 83 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.7/15
773 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivityScores 70+ up to £238,000

£231,000£322,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £509/mo
Cash on cash: 6.8%
Score at this price: 55

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.22 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10024418632Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2250)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 38% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2100/mo (range 1950-2250)
Rental economics needs verification before you rely on it
sale estimate 38% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £238,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£454,000

Rent Estimate (pcm)£2,100

Gross Yield9.00%

1y Growth+3.4%

3y Growth+3.1%

5y Growth+2.3%

10y Growth+3.2%

Last Sold Price£440,000 (2024-10-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1E17 3QG

Approval Rate

-12mo

Development

low

2697/26
Erection of fixed cricket practice lanes (cricket nets). (Summary).
Pending
1825/26
Erection of new changing room building and groundsman's shed (summary)
Approved
261616
Construction of single storey rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.5%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2024-10-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,971

Population Density-

Owner Occupied44%

Age Distribution

0-15 23%16-64 68%65+ 9%

View Area Profile

Schools Nearby

The Woodside Primary Academy
0.3 mi
Outstanding
Holy Family Catholic School
0.3 mi
Good
St Mary's CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Our Lady and St George's Catholic Primary School
0.3 mi
Inspected as Our Lady and St George's Catholic Primary School (URN 135193) on 24 Jun 2025

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

View All Schools

Comparables

View All

39 Upper Walthamstow Road
-
£1.15M
-
27A Upper Walthamstow Road
-
£590k
-
6A Upper Walthamstow Road
-
£610k
-
Flat B, 17 Upper Walthamstow Road
-
£440k
-

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