Flat 12, 102 West Ham Lane, London, E15 4FP
UPRN:10095721135Flat/Maisonette2 bedsBuilt 2022
LeaseholdCouncil Tax: Band CEPC: B (84)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:35:55.123505+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 refresh
HP Score
70
/ 100
Mixed
Verdict
4 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
16 of 21 sourcesSale Estimate
£473,000
£449k - £496kHigh
Estimate
£473k
Range
£449k – £496k
Rent Estimate (pcm)
£2,300
£2k - £2k
Monthly
£2,300
Yield
5.84%
Verdict
Derived from HomePortfolio scores
Flat 12 earns an INVESTIGATE rating with HP Score 70/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is excellent (89/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
70
HP Score
70/ 100
Mixed
69
Investment Score
69/ 100
Moderate
55
Crime Score
55/ 100
Elevated
89
Walkability
89/ 100
Excellent
Transit & Bike
Transit 66Bike 72
Walk Score, out of 100
Valuation & Market
Sale Estimate£473,000
Rent Estimate (pcm)£2,300
Gross Yield5.84%
1y Growth-
3y Growth-0.4%
5y Growth-0.8%
10y Growth+1.9%
Last Sold Price£490,000 (2023-02-03)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseHigh
Planning Activity
Recent Apps
0E15 4FP
Approval Rate
-12mo
Development
low
- Pending26/02282/FULLoft conversion with erection of rear double dormer roof extension and two front roof lights.
- Pending26/02288/HHErection of a roof terrace above the existing roof space.
- Pending26/02267/AODApproval of details pursuant to Condition 3 (Architectural Detailing) and Condition 4 (Removal of Historic Windows) attached to Planning Consent 24/01957/LBC dated 15th November 2024.
Ownership
- Corporate Ownership45.9%
- Overseas OwnershipNo
- Lease Term Remaining244 yrs
- CovenantsNone
- Lease TypeLeasehold
- Last Ownership Change2023-02-03
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£36,080
Population Density11,203 /km²
Owner Occupied26%
Age Distribution
0-15 21%16-64 73%65+ 6%
Schools Nearby
- Oasis School 210.1 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- John F Kennedy Special School0.1 miOutstanding
- Rebecca Cheetham Nursery and Children's Centre0.2 miOutstanding
- Azhar Academy Girls School0.2 miOutstanding
2 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 102 West Ham Lane-£490k-
- 102 West Ham Lane-£523k-
- 102 West Ham Lane-£390k-
- 102 West Ham Lane-£490k-