21 Grosvenor Road, London, E7 8HZ

UPRN:46032594Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£551,000

£524k - £579kHigh

Estimate

£551k

Range

£524k – £579k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

5.55%

Verdict

Derived from HomePortfolio scores

21 Grosvenor Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (93/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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)Defra 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

73/ 100

High

Crime Score

36/ 100

Elevated

Walkability

93/ 100

Excellent

Transit & Bike

Transit 58Bike 74

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +3.8% (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 Oct 2026
- valuation_snapshotsestimate for 46032594· as of 9 Oct 2026
Rental economics3.6/40
gross yield 5.5%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2450/mo (range 2250-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -565/mo, -23% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), unknown 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 30 Oct 2026
Risk & liquidity14.6/15
209 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

£397,500£609,500

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£530,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: -£93/mo
Cash on cash: -0.6%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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 46032594Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2250-2700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 2450/mo (range 2250-2700)
Seller motivation could not be scored
context, not scored: 1 price cut(s), unknown days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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£551,000

Rent Estimate (pcm)£2,450

Gross Yield5.55%

1y Growth-

3y Growth+3.4%

5y Growth+2.8%

10y Growth+3.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

2E7 8HZ

Approval Rate

100%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
26/02260/AOD
Approval of details pursuant to Condition 5 (Materials), Condition 7 (Green Roof) and Condition 8 (Secured by Design) attached to Planning Consent 24/01493/FUL dated 21st November 2025.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density21,695 /km²

Owner Occupied42%

Age Distribution

0-15 23%16-64 68%65+ 9%

View Area Profile

Schools Nearby

Quwwat Ul Islam Girls' School
0.1 mi
Good
St Angela's Ursuline School
0.1 mi
Outstanding
St Antony's Catholic Primary School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Stratford School Academy
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.

4 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

77 Grosvenor Road
-
£430k
-
7 Grosvenor Road
-
£622k
-
75 Grosvenor Road
-
£407k
-
49A Grosvenor Road
-
£185k
-

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