1 Barrier Point Road, London, E16 2SB

UPRN:46090725Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 3mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£475,000

£428k - £523kMedium

Estimate

£475k

Range

£428k – £523k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

7.35%

Verdict

Derived from HomePortfolio scores

1 Barrier Point Road earns an INVESTIGATE rating with HP Score 63/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (57/100). 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 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

63/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

68/ 100

Elevated

Walkability

57/ 100

Moderate

Transit & Bike

Transit 39Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: the estimate sits 16% above the ask; lead to verify: 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 +15.8% (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 46090725· as of 9 Oct 2026
Rental economics17.2/40
gross yield 7.3%; range width penalty ×0.91; the estimate this rent rides on sits 16% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2450/mo (range 2300-2650)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -17/mo, -1% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 147 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 4 Nov 2026
Risk & liquidity12.8/15
346 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

£300,000£460,000

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£400,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,300-£2,650

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £346/mo
Cash on cash: 3.2%
Score at this price: 30

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.81 - 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 46090725Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2300-2650)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 16% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2450/mo (range 2300-2650)
Rental economics needs verification before you rely on it
sale estimate 16% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£475,000

Rent Estimate (pcm)£2,450

Gross Yield7.35%

1y Growth-38.7%

3y Growth-4.0%

5y Growth-2.8%

10y Growth+0.5%

Last Sold Price£112,495 (1999-10-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E16 2SB

Approval Rate

-12mo

Development

low

26/02243/AOD
Approval of details pursuant to Condition F3 (Piling) in relation to the Wall E3 package of works attached to Planning Consent 14/01605/OUT dated 19th August 2016.
Pending
26/02147/AOD
Approval of details pursuant to Condition 7 (Landscape Design) attached to Planning Consent 24/00671/FUL dated 21st August 2024.
Pending
26/01930/AOD
Approval of details pursuant to Condition 12 (Mock-up Façade) attached to Planning Consent 25/01108/VAR dated 04th March 2026.
Pending

View Planning Timeline

Ownership

Corporate Ownership27%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1999-10-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density3,425 /km²

Owner Occupied22%

Age Distribution

0-15 20%16-64 76%65+ 4%

View Area Profile

Schools Nearby

Royal Wharf Primary School
0.2 mi
Good
Britannia Village Primary School
0.2 mi
Good
Oasis Academy Silvertown
0.2 mi
Good
Royal Docks Academy
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

43 Barrier Point Road
-
£320k
-
41 Barrier Point Road
-
£285k
-
58 Barrier Point Road
-
£465k
-
54 Barrier Point Road
-
£460k
-

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