5 Tiller House, 20 Armada Way, London, E6 7AF

UPRN:10093477133Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band EEPC: B (84)

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

5 Tiller House, 20 Armada Way, London, E6 7AF

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

£488,000

£463k - £512kHigh

Estimate

£488k

Range

£463k – £512k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

6.86%

Verdict

Derived from HomePortfolio scores

5 Tiller House earns an INVESTIGATE rating with HP Score 65/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (48/100). 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

65/ 100

Mixed

Investment Score

67/ 100

Moderate

Crime Score

53/ 100

Elevated

Walkability

48/ 100

Mixed

Transit & Bike

Transit 51Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 11 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -0.4% (HIGH)] → 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 10093477133· as of 9 Nov 2026
Rental economics14.1/40
gross yield 6.9%; range width penalty ×0.95
- valuation_snapshotsrent estimate 2800/mo (range 2600-2950)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -139/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 11 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 73 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 11 Nov 2026
Risk & liquidity14.6/15
290 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

£367,500£563,500

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£490,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,600-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £162,800
Net cash flow: £285/mo
Cash on cash: 2.1%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.69 - 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 10093477133Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2800/mo (range 2600-2950)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2800/mo (range 2600-2950)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£488,000

Rent Estimate (pcm)£2,800

Gross Yield6.86%

1y Growth-

3y Growth+0.6%

5y Growth+1.6%

10y Growth+3.1%

Last Sold Price£468,487 (2020-11-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E6 7AF

Approval Rate

-12mo

Development

low

26/02340/CLP
Application for a lawful development certificate (proposed) for use as short term accommodation (Exceeding 90 Days)
Pending
26/02321/SCREEN
Request for a Screening Opinion under Regulation 6 of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017 (as amended to determine whether temporary use (use class B8 storage) (the Proposed Development) of parts of the former Beckton gasworks (the Site) constitutes as an Environmental Impact Assessment.
Pending
26/02228/NONMAT
Non-material amendment to planning consent ref: 22/01211/FUL dated 28th October 2022, to substitute the approved proposed layout drawing with an amended drawing.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-11-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density-

Owner Occupied11%

Age Distribution

0-15 22%16-64 73%65+ 5%

View Area Profile

Schools Nearby

Gallions Primary School
0.3 mi
OutstandingImproving
London Design and Engineering UTC
0.3 mi
Report card2025
Ofsted no longer awards a single overall grade.
University of East London
0.4 mi
-
Winsor Primary School
0.5 mi
Good

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Tiller House, 20 Armada Way
-
£390k
-
Tiller House, 20 Armada Way
-
£295k
-
Tiller House, 20 Armada Way
-
£505k
-
Tiller House, 20 Armada Way
-
£455k
-

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