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

UPRN:10090852699Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

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

HP Score

/ 100

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

£420,000

£399k - £441kHigh

Estimate

£420k

Range

£399k – £441k

Rent Estimate (pcm)

£2,050

£2k - £2k

Monthly

£2,050

Yield

4.92%

Verdict

Derived from HomePortfolio scores

15 River Heights earns an INVESTIGATE rating with HP Score 82/100. Investment score 72/100 reflects strong 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

HP Score

82/ 100

Strong

Investment Score

72/ 100

High

Crime Score

14/ 100

Low

Walkability

79/ 100

High

Transit & Bike

Transit 47Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

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

Valuation edge-1.6/15
claims [AVM -19.0% (HIGH)] → measured edge -0.33pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10090852699· as of 9 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2050/mo (range 1900-2200)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,180/mo, -58% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 245 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 6 Nov 2026
Risk & liquidity14.6/15
300 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

£375,000£575,000

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£499,999

At the asking price

Monthly rent£2,050/mo

Evidenced range £1,900-£2,200

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£268/mo
Cash on cash: -1.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 10090852699Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2050/mo (range 1900-2200)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2050/mo (range 1900-2200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 245 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£420,000

Rent Estimate (pcm)£2,050

Gross Yield4.92%

1y Growth-28.7%

3y Growth-0.4%

5y Growth-0.8%

10y Growth+1.9%

Last Sold Price£400,000 (2026-04-08)

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

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
26/02217/ADV
Display of 1 internally illuminated fascia sign and 1 interally illuminated lightbox sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership45.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2026-04-08
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 8 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
-

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