Skip to property details

2 River Heights, 90 High Street, London, E15 2FA

UPRN:10090852686Flat/Maisonette2 bedsBuilt -
LeaseholdCouncil Tax: Band DEPC: C (79)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:17.281729+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T17:38:54.806494+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-10T18:42:53.517573+00:00)
2 River Heights, 90 High Street, London, E15 2FA

HP Score

Strong
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£367,000
£348k - £385kHigh
Estimate
£367k
Range
£348k – £385k
Rent Estimate (pcm)
£1,800
£2k - £2k
Monthly
£1,800
Yield
5.89%

Verdict

Derived from HomePortfolio scores

2 River Heights earns an INVESTIGATE rating with HP Score 81/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (79/100). 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
Continue reading
HP Score
81/ 100
Strong
Investment Score
69/ 100
Moderate
Crime Score
14/ 100
Low
Walkability
79/ 100
High
Transit & Bike
Transit 47Bike 69
Walk Score, out of 100

Valuation & Market

Sale Estimate£367,000
Rent Estimate (pcm)£1,800
Gross Yield5.89%
1y Growth-28.7%
3y Growth-0.4%
5y Growth-0.8%
10y Growth+1.9%
Last Sold Price£445,000 (2017-07-31)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseHigh
View Full Risk Report

Planning Activity

Recent Apps
0E15 2FA
Approval Rate
-12mo
Development
low
  • PA/26/01877/S
    Submission of details pursuant to condition no.12B (Verification Report) in relation to Lock Phase 3 development, for Blocks 3 and 4B, of planning permission ref: LL/19/00554/FUL, dated 20/01/2022
    Pending
  • 26/02288/HH
    Erection of a roof terrace above the existing roof space.
    Pending
  • 26/02313/S106
    Submission of details pursuant to paragraph 5.1.3 of Schedule 3 (National Considerate Constructors Scheme) of the Deed of Planning Obligation dated 3 November 2022 (associated planning ref no. 21/00455/FUL) as amended by deed of modification dated 17 July 2024 and Section 96A deed of variation dated 2 October 2024 (associated with 23/00411/NMA).
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership45.8%
  • Overseas OwnershipNo
  • Lease Term Remaining999+ yrs
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change2017-07-31
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
11 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080
Population Density-
Owner Occupied13%
Age Distribution
0-15 12%16-64 85%65+ 3%
View Area Profile

Schools Nearby

  • Oasis School 360
    0.2 mi
    Good
  • Carpenters Primary School
    0.2 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Bobby Moore Academy
    0.2 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • The Mary Ward Centre (AE Centre)
    0.3 mi
    -

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • River Heights, 90 High Street
    -
    £400k
    -
  • River Heights, 90 High Street
    -
    £300k
    -
  • River Heights, 90 High Street
    -
    £280k
    -
  • River Heights, 90 High Street
    -
    £335k
    -