Flat 23, Eaton Court, 111 High Road, London, E18 2JU

UPRN:10034909646Purpose Built Flat1 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (77)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021

Flat 23, Eaton Court, 111 High Road, London, E18 2JU

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£285,000

£256k - £313kMedium

Estimate

£285k

Range

£256k – £313k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

7.73%

Verdict

Derived from HomePortfolio scores

Flat 23 earns an INVESTIGATE rating with HP Score 87/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (93/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

87/ 100

Strong

Investment Score

80/ 100

High

Crime Score

18/ 100

Moderate

Walkability

93/ 100

Excellent

Transit & Bike

Transit 47Bike 71

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£225,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: £244/mo
Cash on cash: 4.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - 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£285,000

Rent Estimate (pcm)£1,450

Gross Yield7.73%

1y Growth-

3y Growth+3.9%

5y Growth+0.5%

10y Growth+1.6%

Last Sold Price£277,500 (2017-05-26)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E18 2JU

Approval Rate

-12mo

Development

low

2858/26
TPO 51/11 - T1 and T2 (2x Lombardy Poplar) - Ground works and associated root pruning/severance to facilitate installation of a root barrier 20m in length and 4m in depth. (summary)
Pending
2836/26
1no. internally illuminated fascia sign and 1no. internally illuminated projecting sign. (Summary).
Pending
2827/26
Part first floor rear extension. (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership47.5%
Overseas OwnershipNo
Lease Term Remaining77 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2017-05-26
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density9,706 /km²

Owner Occupied60%

Age Distribution

0-15 19%16-64 71%65+ 10%

View Area Profile

Schools Nearby

Churchfields Junior School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Churchfields Infants' School
0.3 mi
Outstanding
Snaresbrook Prep School
0.3 mi
Inspected by ISI
St Aubyn's School
0.5 mi
Inspected by ISI

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

View All Schools

Comparables

View All

Eaton Court, 111 High Road
-
£200k
-
Eaton Court, 111 High Road
-
£375k
-
Eaton Court, 111 High Road
-
£290k
-
Eaton Court, 111 High Road
-
£473k
-

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