Flat 3, 458 Forest Road, London, E17 4PZ
UPRN:10095405448Flat/MaisonetteBeds -Built 2023
Tenure: -Council Tax: -EPC: B (81)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T10:28:51.436145+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:07:21.682152+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· freshSchools: fresh, refreshed 2d ago (2026-11-05T17:42:09.721250+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 refresh
HP Score
67
/ 100
Mixed
Verdict
2 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
15 of 21 sourcesSale Estimate
£332,000
£315k - £348kHigh
Estimate
£332k
Range
£315k – £348k
Rent Estimate (pcm)
£1,500
£1k - £2k
Monthly
£1,500
Yield
5.42%
Verdict
Derived from HomePortfolio scores
Flat 3 earns an INVESTIGATE rating with HP Score 67/100. Investment score 75/100 reflects strong fundamentals. Crime intensity is elevated. Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.
Key SourcesEPC RegisterPortal listingsMarket estimates (third-party AVM)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
67
HP Score
67/ 100
Mixed
75
Investment Score
75/ 100
High
66
Crime Score
66/ 100
Elevated
-
Walkability
No data
Transit & Bike
No data
Valuation & Market
Sale Estimate£332,000
Rent Estimate (pcm)£1,500
Gross Yield5.42%
1y Growth-3.3%
3y Growth+3.1%
5y Growth+2.3%
10y Growth+3.2%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0E17 4PZ
Approval Rate
-12mo
Development
low
- Pending261620Prior approval for the construction of a single storey rear infill extension which would extend 6.00m beyond the original rear wall of the existing dwelling with a maximum height of 3.60m and an eaves height of 3.00m.
- Pending261575Construction of a single storey wrapround rear extension.
- Pending261576Lawful Development Certificate (Proposed) - Construction of dormer roof extension to main rear roof, and roof extension above two storey outrigger, with installation of two roof lights to front roof slope.
Ownership
- Corporate Ownership58.6%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,971
Population Density14,590 /km²
Owner Occupied48%
Age Distribution
0-15 21%16-64 71%65+ 8%
Schools Nearby
- Greenleaf Primary School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- The Winns Primary School0.2 miGood
- Emmanuel Community School0.4 miRequires improvement
- -Waltham Forest College0.5 mi
5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 458 Forest Road-£314k-
- 458 Forest Road-£314k-
- 458 Forest Road-£320k-
- 458 Forest Road-£310k-