59 Sibley Grove, London, E12 6SD

UPRN:46067092Mid Terrace House6 bedsBuilt -

FreeholdCouncil Tax: Band CEPC: -

Data freshness:Listing· freshPrice Paid· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

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

£685,000

£651k - £719kHigh

Estimate

£685k

Range

£651k – £719k

Rent Estimate (pcm)

£3,450

£3k - £4k

Monthly

£3,450

Yield

6.37%

Verdict

Derived from HomePortfolio scores

59 Sibley Grove earns an INVESTIGATE rating with HP Score 80/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (85/100). 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 SourcesPortal 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

HP Score

80/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

85/ 100

Excellent

Transit & Bike

Transit 62Bike 54

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 +5.1% (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 46067092· as of 9 Oct 2026
Rental economics10/40
gross yield 6.4%; range width penalty ×0.91
- valuation_snapshotsrent estimate 3450/mo (range 3200-3700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -336/mo, -10% 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
no listing-history inputs (first published date, price changes)
Risk & liquidity14.7/15
130 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

£487,500£747,500

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£650,000

At the asking price

Monthly rent£3,450/mo

Evidenced range £3,200-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: £195/mo
Cash on cash: 1.1%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.57 - 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 46067092Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3450/mo (range 3200-3700)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
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 3450/mo (range 3200-3700)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

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

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. 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.
3. 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£685,000

Rent Estimate (pcm)£3,450

Gross Yield6.37%

1y Growth+147.4%

3y Growth+0.7%

5y Growth+1.5%

10y Growth+3.6%

Last Sold Price£280,000 (2007-07-13)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1E12 6SD

Approval Rate

100%12mo

Development

low

26/02254/PREHH
Prior notification application for the construction of a single-storey ground floor rear extension. The details submitted are as follows: The proposed extension will extend beyond the rear wall by 6.00m The maximum height of the proposed extension from the natural ground level is 3.00m The height at eaves level of the proposed extension measured from the natural ground level is 3.00m
Pending
26/02245/CLP
Application for a lawful development certificate (proposed) for a loft conversion with two rear dormers and velux windows to the front elevation and erection of a new outbuilding on the rear of the property.
Pending
26/02244/PREHH
Prior notification application for the construction of a single-storey ground floor rear extension. The details submitted are as follows: The proposed extension will extend beyond the rear wall by 6.00m The maximum height of the proposed extension from the natural ground level is 3.15m The height at eaves level of the proposed extension measured from the natural ground level is 3.00m
Pending

View Planning Timeline

Ownership

Corporate Ownership65.1%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2007-07-13
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density20,634 /km²

Owner Occupied49%

Age Distribution

0-15 19%16-64 72%65+ 9%

View Area Profile

Schools Nearby

Plashet, City of London Academy
0.1 mi
Inspected as Plashet School (URN 102782) on 9 Nov 2022
Kensington Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lathom Junior School
0.2 mi
Good
Essex Primary School
0.4 mi
-

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

View All Schools

Comparables

View All

49 Sibley Grove
-
£475k
-
75 Sibley Grove
-
£490k
-
13 Sibley Grove
-
£195k
-
41 Sibley Grove
-
£465k
-

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