Flat 9, Walbrook, 33 Woodford Road, London, E18 2EG

UPRN:10034932011-Beds -Built 1976-1982

Tenure: -Council Tax: -EPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 9, Walbrook, 33 Woodford Road, London, E18 2EG

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

18 of 21 sources

Sale Estimate

£619,000

£495k - £743kLow

Estimate

£619k

Range

£495k – £743k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 9 earns an AVOID rating with HP Score 83/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (85/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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)Defra 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

83/ 100

Strong

Investment Score

76/ 100

High

Crime Score

22/ 100

Moderate

Walkability

85/ 100

Excellent

Transit & Bike

Transit 50Bike 60

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
187 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£619,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth+9.7%

3y Growth+3.9%

5y Growth+0.5%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1E18 2EG

Approval Rate

100%12mo

Development

low

2833/26
Loft conversion with a rear dormer. Two front roof light. New window to gable end. (Summary).
Pending
2827/26
Part first floor rear extension. (Summary).
Pending
2810/26
Alterations to roof profile. Loft conversion with two rear dormers. Six rooflights. (summary)
Pending

View Planning Timeline