120 Gerry Raffles Square, London, E15 1BQ

UPRN:46252170Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (74)

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

120 Gerry Raffles Square, London, E15 1BQ

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

£519,000

£415k - £623kLow

Estimate

£519k

Range

£415k – £623k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

7.65%

Verdict

Derived from HomePortfolio scores

120 Gerry Raffles Square earns an INVESTIGATE rating with HP Score 63/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (96/100). 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

67/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 100Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics18.8/40
gross yield 7.6%; range width penalty ×0.89; the estimate this rent rides on sits 23% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2550/mo (range 2350-2750)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin2.2/30
stressed cash flow +57/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity9.2/15
300 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£400,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £415/mo
Cash on cash: 3.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.89 - 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_snapshotsrent estimate 2550/mo (range 2350-2750)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 23% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2550/mo (range 2350-2750)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£519,000

Rent Estimate (pcm)£2,550

Gross Yield7.65%

1y Growth-

3y Growth-0.4%

5y Growth-0.8%

10y Growth+1.9%

Last Sold Price£259,995 (2001-11-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E15 1BQ

Approval Rate

-12mo

Development

low

26/02217/ADV
Display of 1 internally illuminated fascia sign and 1 interally illuminated lightbox sign.
Pending
26/02267/AOD
Approval of details pursuant to Condition 3 (Architectural Detailing) and Condition 4 (Removal of Historic Windows) attached to Planning Consent 24/01957/LBC dated 15th November 2024.
Pending
26/02240/AOD
Approval of details pursuant to Condition 4 (Materials Requiring Subsequent Approval) attached to Planning Consent 24/00591/FUL dated 15th May 2026.
Pending

View Planning Timeline