Flat 36, Lumiere Building, 544 Romford Road, London, E7 8AY

UPRN:46093181Converted Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band BEPC: C (71)

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

Flat 36, Lumiere Building, 544 Romford Road, London, E7 8AY

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£243,000

£231k - £255kHigh

Estimate

£243k

Range

£231k – £255k

Rent Estimate (pcm)

£1,050

£1k - £1k

Monthly

£1,050

Yield

5.25%

Verdict

Derived from HomePortfolio scores

Flat 36 earns an INVESTIGATE rating with HP Score 66/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (78/100). 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

66/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

67/ 100

Elevated

Walkability

78/ 100

High

Transit & Bike

Transit 51Bike 70

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£239,950

At the asking price

Monthly rent£1,050/mo

Evidenced range £1,000-£1,150

Interest rate5.4%

Loan to value75%

Cash required: £75,585
Net cash flow: -£83/mo
Cash on cash: -1.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

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

Plan

Before you offer

1. 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£243,000

Rent Estimate (pcm)£1,050

Gross Yield5.25%

1y Growth-0.3%

3y Growth+3.4%

5y Growth+2.8%

10y Growth+3.7%

Last Sold Price£249,950 (2015-12-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E7 8AY

Approval Rate

-12mo

Development

low

26/02257/HH
Erection of an a loft conversion with an L-shaped dormer and a juliet balcony and installation of two front rooflights.
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 Ownership74.2%
Overseas OwnershipNo
Lease Term Remaining98 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-12-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density15,431 /km²

Owner Occupied24%

Age Distribution

0-15 27%16-64 65%65+ 8%

View Area Profile

Schools Nearby

Salisbury Primary School
0.2 mi
Good
Monega Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Avenue Primary School
0.3 mi
Good
Sandringham Primary School
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

The Lumiere Building, 544 Romford Road
-
£243k
-
The Lumiere Building, 544 Romford Road
-
£260k
-
The Lumiere Building, 544 Romford Road
-
£250k
-
The Lumiere Building, 544 Romford Road
-
£260k
-

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