81 Clarence Road, London, E12 5BH

UPRN:46015677Mid Terrace House2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band BEPC: C (72)

Data freshness:Listing· freshPrice Paid· freshPlanning· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£373,000

£355k - £392kHigh

Estimate

£373k

Range

£355k – £392k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

5.92%

Verdict

Derived from HomePortfolio scores

81 Clarence Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. 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 NationsMarket 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

78/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

81/ 100

High

Transit & Bike

Transit 33Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£375,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: £15/mo
Cash on cash: 0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£373,000

Rent Estimate (pcm)£1,850

Gross Yield5.92%

1y Growth-

3y Growth+0.7%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£280,000 (2018-01-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1E12 5BH

Approval Rate

-12mo

Development

low

26/02221/TCA
T1 - T2 - Lime - Re-pollard both trees and remove crown regrowth (new shoot growth only), maintaining a final crown dimension of approximately 2m x 2m. (This application is in the Woodgrange Estate Conservation Area.)
Pending
26/02256/FUL
Hip to gable roof conversion and rear dormer roof extension with two front roof lights and associated roof alterations.
Pending
26/02257/HH
Erection of an a loft conversion with an L-shaped dormer and a juliet balcony and installation of two front rooflights.
Pending

View Planning Timeline

Ownership

Corporate Ownership65.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-01-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density5,772 /km²

Owner Occupied53%

Age Distribution

0-15 20%16-64 67%65+ 13%

View Area Profile

Schools Nearby

Godwin Junior School
0.3 mi
Good
Zakariya Primary School
0.3 mi
Good
Woodgrange Infant School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Sandringham Primary School
0.4 mi
Outstanding

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

73 Clarence Road
-
£290k
-
100 Clarence Road
-
£315k
-
111 Clarence Road
-
£440k
-
82 Clarence Road
-
£395k
-

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