138 Beck Square, London, E10 7FZ

UPRN:10093561280Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band BEPC: B (86)

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

HP Score

/ 100

Mixed

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£455,000

£410k - £501kMedium

Estimate

£455k

Range

£410k – £501k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.75%

Verdict

Derived from HomePortfolio scores

138 Beck Square earns an INVESTIGATE rating with HP Score 69/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (81/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

78/ 100

High

Crime Score

72/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 28Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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: the estimate sits 29% above the ask; lead to verify: 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 +28.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10093561280· as of 9 Nov 2026
Rental economics20.1/40
gross yield 7.8%; range width penalty ×0.91; the estimate this rent rides on sits 29% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2100/mo (range 1950-2250)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin2/30
stressed cash flow +42/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 54 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 10 Nov 2026
Risk & liquidity12.8/15
345 sales/12mo in area; valuation range width 20%
- 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £357/mo
Cash on cash: 4.1%
Score at this price: 35

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - 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 10093561280Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2250)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 29% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2100/mo (range 1950-2250)
Rental economics needs verification before you rely on it
sale estimate 29% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£455,000

Rent Estimate (pcm)£2,100

Gross Yield7.75%

1y Growth+4.5%

3y Growth+3.6%

5y Growth+1.6%

10y Growth+2.5%

Last Sold Price£366,000 (2020-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E10 7FZ

Approval Rate

-12mo

Development

low

261589
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main rear roof, together with installation of three roof lights to front roof slope.
Pending
261571
Submission of details pursuant to condition 5 ( highway condition survey) and condition 8 (Construction Logistics Plan) attached to planning permission reference 221257, granted 23/01/2025.
Pending
261465
Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main rear roof (with French doors and safety railings), together with installation of two roof lights to front roof slope.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining242 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,971

Population Density1,979 /km²

Owner Occupied53%

Age Distribution

0-15 21%16-64 71%65+ 8%

View Area Profile

Schools Nearby

Sybourn Primary School
0.5 mi
Outstanding
Lammas School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Saviour's Church of England Primary School
0.6 mi
Outstanding
Barn Croft Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

5 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

153 Beck Square
-
£410k
-
167 Beck Square
-
£460k
-
155 Beck Square
-
£475k
-
173 Beck Square
-
£405k
-

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