98 Memorial Heights, Monarch Way, Ilford, IG2 7HS

UPRN:10034914330Purpose Built Flat1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: -EPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

98 Memorial Heights, Monarch Way, Ilford, IG2 7HS

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£267,000

£254k - £281kHigh

Estimate

£267k

Range

£254k – £281k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

7.30%

Verdict

Derived from HomePortfolio scores

98 Memorial Heights earns an INVESTIGATE rating with HP Score 63/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. 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

63/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

75/ 100

Elevated

Walkability

72/ 100

High

Transit & Bike

Transit 64Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 14 Nov 2026

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

Valuation edge0/15
claims [AVM +13.9% (HIGH), sold-comps -8.0%, £/sqft -8.1%] → 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 10034914330· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%· as of 2 Nov 2026
Rental economics16.9/40
gross yield 7.3%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1400/mo (range 1300-1500)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -71/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 14 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 480 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 14 Nov 2026
Risk & liquidity14.6/15
134 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 sensitivity

£172,500£264,500

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£230,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £72,400
Net cash flow: £193/mo
Cash on cash: 3.2%
Score at this price: 32

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.80 - 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 10034914330Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 23.2%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 1400/mo (range 1300-1500)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 14 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 14 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 1400/mo (range 1300-1500)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 480 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£267,000

Rent Estimate (pcm)£1,400

Gross Yield7.30%

1y Growth-

3y Growth-1.9%

5y Growth-0.9%

10y Growth+3.7%

Last Sold Price£212,000 (2014-10-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IG2 7HS

Approval Rate

-12mo

Development

low

2907/26
T3 (Alder) - Crown lift to 5M. G2 (Mixed) - Crown lift to 2.5M. T6 (Small Leafed Lime) - Crown lift to 2.5M. T8 (Small Leafed Lime) - Crown lift to 2.5M. T11 (Alder) - Cut back from the building by 2M. T12 (Alder) - Crown lift to 2.5M and cut back from the building by 2M. T13 (Bird Cherry) - Crown lift to 2M. T14 (Bird Cherry) - Crown lift to 2M. T15 (Bird Cherry) - Remove. T16 (Bird Cherry) - Crown lift to 2M. T17 (Bird Cherry) - Crown lift to 2M. T18 (Bird Cherry) - Crown lift to 2M. T19 (Bird Cherry) - Crown lift to 2M. T21 (Austrian Pine) - Crown lift to 2M. T22 (Bay Tree) - Crown lift to 2M. (summary) Works to trees protected under TPO 13/11 sought under application ref 2913/26
Pending
2913/26
TPO 13/01 - T5 (Lombardy Poplar) - Re-pollard to previous points (approx 7M). T7 (Common Oak) - Cut back from the building by 2M, remove deadwood and crown lift to 2.5M. (summary) Works to trees protected by Conservation Area sought under application ref 2907/26
Pending
2872/26
Single storey rear extension with a depth of 6.00 metres, highest point of 3.40 metres and height at the eaves of 2.90 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.8%
Overseas OwnershipNo
Lease Term Remaining101 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-10-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density11,037 /km²

Owner Occupied39%

Age Distribution

0-15 25%16-64 66%65+ 9%

View Area Profile

Schools Nearby

Newbury Park Primary School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Oaks Park High School
0.3 mi
Good
Seven Kings School
0.5 mi
-
Aldborough Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

5 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Memorial Heights Monarch Way
-
£193k
-
Memorial Heights Monarch Way
-
£188k
-
Memorial Heights Monarch Way
-
£275k
-
Memorial Heights Monarch Way
-
£286k
-

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