Flat 4, 61–63 High Street, Barkingside, Ilford, IG6 2AF

UPRN:10090505756Purpose Built Flat2 bedsBuilt 1950-1966

LeaseholdCouncil Tax: -EPC: E (41)

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

Flat 4, 61–63 High Street, Barkingside, Ilford, IG6 2AF

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£278,000

£264k - £292kHigh

Estimate

£278k

Range

£264k – £292k

Rent Estimate (pcm)

£1,100

£1k - £1k

Monthly

£1,100

Yield

4.71%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 80/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (96/100). 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

80/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

28/ 100

Moderate

Walkability

96/ 100

Excellent

Transit & Bike

Transit 63Bike 49

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 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 -0.7% (HIGH), sold-comps -1.8%, £/sqft -1.9%] → 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 10090505756· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 8.4%· as of 9 Nov 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.84
- valuation_snapshotsrent estimate 1100/mo (range 1000-1200)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -503/mo, -46% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 278 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 4 Nov 2026
Risk & liquidity14.6/15
213 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

£210,000£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£1,100/mo

Evidenced range £1,000-£1,200

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: -£183/mo
Cash on cash: -2.5%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.16 - below 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 10090505756Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 8.4%Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 1100/mo (range 1000-1200)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1100/mo (range 1000-1200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 278 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. 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£278,000

Rent Estimate (pcm)£1,100

Gross Yield4.71%

1y Growth-

3y Growth+0.7%

5y Growth+1.2%

10y Growth+2.7%

Last Sold Price£240,000 (2016-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0IG6 2AF

Approval Rate

-12mo

Development

low

2849/26
Single storey rear extension with a depth of 4.50 metres, highest point of 3.00 metres and height at the eaves of 3.00 metres.
Pending
2737/26
Demolish existing dwelling. Remove trees to facilitate the proposed development. Erection of a two storey building comprising six self-contained flats (two x 3-bedroom, two x 2-bedroom, one x 1-bedroom and one studio) and one (one x 3-bedroom) detached single dwelling house with associated landscaping, car and cycle parking, waste / refuse storage, balconies, private and communal amenity space and the formation of means of access to the highway. (Summary).
Pending
2694/26
Change of use from a dwelling house (C3(a)) into Supported Living Accommodation (C3(b)) for 3 young people (aged 18-25 years) with a live-in support staff member. (Summary).
Pending

View Planning Timeline

Ownership

Corporate Ownership68.6%
Overseas OwnershipNo
Lease Term Remaining114 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-05-25
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 Density7,763 /km²

Owner Occupied63%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Mossford Green Primary School
0.1 mi
Good
Ilford County High School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Clore Tikva School
0.2 mi
Good
Redbridge Alternative Provision
0.3 mi
Requires improvement

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

81 High Street
-
£800k
-
61 - 63 High Street
-
£236k
-
67 & 67A High Street
-
£10k
-
65 High Street
-
£425k
-

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