Flat 72, Central House, 32–66 High Street, London, E15 2NY

UPRN:46255971Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band CEPC: C (76)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 2mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 72, Central House, 32–66 High Street, London, E15 2NY

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors

Evidence

20 of 21 sources

Sale Estimate

£323,000

£306k - £339kHigh

Estimate

£323k

Range

£306k – £339k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

8.53%

Verdict

Derived from HomePortfolio scores

Flat 72 earns an AVOID rating with HP Score 78/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is moderate. 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

78/ 100

Strong

Investment Score

71/ 100

High

Crime Score

46/ 100

Elevated

Walkability

96/ 100

Excellent

Transit & Bike

Transit 38Bike 75

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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 30% 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 +30.3% (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 10 Nov 2026
- valuation_snapshotsestimate for 46255971· as of 10 Nov 2026
Rental economics25.1/40
gross yield 8.5%; range width penalty ×0.89; the estimate this rent rides on sits 30% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1600/mo (range 1450-1700)· as of 10 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this home· as of 10 Nov 2026· verify before relying on this
Stress margin6/30
stressed cash flow +97/mo, +6% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 40 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 10 Nov 2026
Risk & liquidity14.6/15
300 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 sensitivityScores 70+ up to £174,500

£169,000£258,500

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£225,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: £348/mo
Cash on cash: 5.9%
Score at this price: 46

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.11 - 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 46255971Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1700)Rental economics · as of 10 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 30% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 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 1600/mo (range 1450-1700)
Rental economics needs verification before you rely on it
sale estimate 30% 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. Set your walk-away price before viewing - above £174,500 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£323,000

Rent Estimate (pcm)£1,600

Gross Yield8.53%

1y Growth-

3y Growth-0.4%

5y Growth-0.8%

10y Growth+1.9%

Last Sold Price£363,000 (2021-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E15 2NY

Approval Rate

-12mo

Development

low

PA/26/01900/NC
The proposals comprise alterations to the front shopfront and side elevation, together with the internal reconfiguration of the existing estate agency office. The works include introducing an adapted glazed entrance door within the central bay of the existing timber shopfront and replacing the existing side door with a traditional-style timber sash window.
Pending
PA/26/01901/NC
The proposals comprise alterations to the front shopfront and side elevation, together with the internal reconfiguration of the existing estate agency office. The works include introducing an adapted glazed entrance door within the central bay of the existing timber shopfront and replacing the existing side door with a traditional-style timber sash window.
Pending
26/02313/S106
Submission of details pursuant to paragraph 5.1.3 of Schedule 3 (National Considerate Constructors Scheme) of the Deed of Planning Obligation dated 3 November 2022 (associated planning ref no. 21/00455/FUL_LLDC) as amended by deed of modification dated 17 July 2024 and Section 96A deed of variation dated 2 October 2024 (associated with 23/00411/NMA).
Rejected

View Planning Timeline

Ownership

Corporate Ownership45.8%
Overseas OwnershipNo
Lease Term Remaining21 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,080

Population Density4,284 /km²

Owner Occupied27%

Age Distribution

0-15 10%16-64 88%65+ 2%

View Area Profile

Schools Nearby

Oasis School 360
0.2 mi
Good
Bobby Moore Academy
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Old Palace Primary School
0.3 mi
Good
St Agnes RC Primary School
0.4 mi
Outstanding

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Central House, 32 - 66 High Street
-
£334k
-
Central House, 32 - 66 High Street
-
£225k
-
Central House, 32 - 66 High Street
-
£326k
-
Central House, 32 - 66 High Street
-
£338k
-

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