40 Tower Hamlets Road, London, E7 9BZ

UPRN:46074838Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (58)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 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

£467,000

£444k - £491kHigh

Estimate

£467k

Range

£444k – £491k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.60%

Verdict

Derived from HomePortfolio scores

40 Tower Hamlets Road earns an INVESTIGATE rating with HP Score 79/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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

79/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

29/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 39Bike 77

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

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

Valuation edge0/15
claims [AVM +3.6% (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 46074838· as of 9 Oct 2026
Rental economics4.4/40
gross yield 5.6%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2100/mo (range 1950-2250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -485/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 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 44 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 2 Nov 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: -£65/mo
Cash on cash: -0.5%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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 46074838Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 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 2100/mo (range 1950-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 44 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. 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£467,000

Rent Estimate (pcm)£2,100

Gross Yield5.60%

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
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E7 9BZ

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
26/02259/HH
Erection of part first floor rear extension.
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)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density10,336 /km²

Owner Occupied27%

Age Distribution

0-15 19%16-64 74%65+ 7%

View Area Profile

Schools Nearby

St James' CofE Primary School
0.1 mi
Good
Earlham Primary School
0.2 mi
OutstandingImproving
Forest Gate Community School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Maryland Primary School
0.3 mi
Good

5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

48 Tower Hamlets Road
-
£390k
-
16A Tower Hamlets Road
-
£550k
-
62 Tower Hamlets Road
-
£530k
-
48 Tower Hamlets Road
-
£450k
-

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