46 Langdon Crescent, London, E6 2PP

UPRN:46043553Semi-Detached HouseBeds -Built 1950-1966

Tenure: -Council Tax: Band CEPC: D (58)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£458,000

£412k - £504kMedium

Estimate

£458k

Range

£412k – £504k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

7.15%

Verdict

Derived from HomePortfolio scores

46 Langdon Crescent earns an INVESTIGATE rating with HP Score 74/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (65/100). 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 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

74/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

65/ 100

Moderate

Transit & Bike

Transit 37Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 31 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 +6.6% (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 Oct 2026
- valuation_snapshotsestimate for 46043553· as of 9 Oct 2026
Rental economics15.9/40
gross yield 7.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 2550/mo (range 2350-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -61/mo, -2% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 3 price cut(s), 211 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 31 Oct 2026
Risk & liquidity12.8/15
290 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

£321,000£492,000

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£428,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £141,100
Net cash flow: £321/mo
Cash on cash: 2.7%
Score at this price: 29

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.77 - 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 46043553Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2550/mo (range 2350-2700)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 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 2550/mo (range 2350-2700)
Seller motivation could not be scored
context, not scored: 3 price cut(s), 211 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.
3 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£458,000

Rent Estimate (pcm)£2,550

Gross Yield7.15%

1y Growth-

3y Growth+0.6%

5y Growth+1.6%

10y Growth+3.1%

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

1E6 2PP

Approval Rate

0%12mo

Development

low

26/02030/FUL
Change of use to HMO (Use Class C4) with associated waste/cycle storage.
Pending
26/02134/CLE
Application for a Lawful Development Certificate (Existing) for the continued lawful use of the first floor, second floor and loft accommodation as a hotel (Class C1) with associated function room (Application site is located within East Ham Town Centre Conservation Area and is a Grade II Listed Building and affects the settings of Grade II Listed Buildings).
Pending
26/02139/CLP
Application for a lawful development certificate (proposed) for the erection of a loft conversion with a rear dormer installation of two velux windows to the front
Pending

View Planning Timeline