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25 Ruscoe Road, London, E16 1JA

UPRN:46063145End Terrace House4 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band CEPC: D (59)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T13:56:19.898766+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:38:04.337661+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· 2mo agoSchools: ageing, refreshed 2mo ago (2026-09-06T16:32:37.982054+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
25 Ruscoe Road, London, E16 1JA

HP Score

Mixed
Verdict
3 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
20 of 21 sources
Sale Estimate
£610,000
£580k - £641kHigh
Estimate
£610k
Range
£580k – £641k
Rent Estimate (pcm)
£3,400
£3k - £4k
Monthly
£3,400
Yield
6.69%

Verdict

Derived from HomePortfolio scores

25 Ruscoe Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (80/100). 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)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
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HP Score
70/ 100
Mixed
Investment Score
69/ 100
Moderate
Crime Score
50/ 100
Elevated
Walkability
80/ 100
High
Transit & Bike
Transit 82Bike 70
Walk Score, out of 100

Valuation & Market

Sale Estimate£610,000
Rent Estimate (pcm)£3,400
Gross Yield6.69%
1y Growth-
3y Growth-4.0%
5y Growth-2.8%
10y Growth+0.5%
Last Sold Price£505,000 (2017-10-30)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceSignificant
  • RadonLow
  • MiningUnknown
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
0E16 1JA
Approval Rate
-12mo
Development
low
  • PA/26/01821/NC
    Application to modify the S106 Agreement dated 17/10/2017, attached to planning permission reference PA/16/01763 dated 17/10/2017
    Pending
  • 26/02076/NONMAT
    Non-material amendment to planning consent ref: 18/03557/OUT dated 5 October 2021, comprising amendments to approved parameters and phasing for the Outline Component (primarily relating to Phases 2-4A), updates to site-wide strategies, and design and land use amendments to the Detailed Component (Phase 1).
    Pending
  • 26/02145/AOD
    Approval of details in pursuant to Condition 9 (Secured By Design) relating to Core 7 & final certification of the scheme before occupation of the final core attached to planning permission 20/00544/FUL dated 6 November 2020.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership27%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2017-10-30
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080
Population Density-
Owner Occupied16%
Age Distribution
0-15 24%16-64 68%65+ 8%
View Area Profile

Schools Nearby

  • St Luke's Primary School
    0.1 mi
    Good
  • Hallsville Primary School
    0.3 mi
    Outstanding
  • Rokeby School
    0.3 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Keir Hardie Primary School
    0.4 mi
    OutstandingImproving

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 15 Ruscoe Road
    -
    £500k
    -
  • 25 Ruscoe Road
    -
    £505k
    -
  • 29 Ruscoe Road
    -
    £42k
    -
  • 29 Ruscoe Road
    -
    £220k
    -