Flat 5, The Cornerstones, 2–10 Upton Lane, Forest Gate, London, E7 9LN

UPRN:46085523Purpose Built Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band BEPC: D (57)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 2mo agoAmenities· 1mo agoArea· Census 2021

Flat 5, The Cornerstones, 2–10 Upton Lane, Forest Gate, London, E7 9LN

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£235,000

£223k - £247kHigh

Estimate

£235k

Range

£223k – £247k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

6.00%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 66/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (81/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesEPC RegisterPortal listingsMarket 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

66/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

68/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 60Bike 72

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +10.6% (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 46085523· as of 9 Oct 2026
Rental economics7.3/40
gross yield 6.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 6 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -244/mo, -23% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026· verify before relying on this
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 6 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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £18/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 46085523Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 6 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026

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 1050/mo (range 950-1100)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£235,000

Rent Estimate (pcm)£1,050

Gross Yield6.00%

1y Growth+11.1%

3y Growth+3.4%

5y Growth+2.8%

10y Growth+3.7%

Last Sold Price£26,500 (1997-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E7 9LN

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
26/02260/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
26/02256/FUL
Hip to gable roof conversion and rear dormer roof extension with two front roof lights and associated roof alterations.
Pending

View Planning Timeline

Ownership

Corporate Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1997-04-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density11,410 /km²

Owner Occupied28%

Age Distribution

0-15 24%16-64 68%65+ 8%

View Area Profile

Schools Nearby

Quwwat Ul Islam Girls' School
0.1 mi
Good
Kay Rowe Nursery School
0.2 mi
Outstanding
Forest Gate Community School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Earlham Primary School
0.3 mi
OutstandingImproving

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

View All Schools

Comparables

View All

40 Upton Lane
-
£600k
-
54 Upton Lane
-
£540k
-
46A Upton Lane
-
£412k
-
20 Upton Lane
-
£1k
-

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