Flat 77, Exchange Building, 132 Commercial Street, London, E1 6NQ

UPRN:6000615Flat/MaisonetteBeds -Built 1983-1990

LeaseholdCouncil Tax: Band FEPC: B (82)

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

Flat 77, Exchange Building, 132 Commercial Street, London, E1 6NQ

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£1,140,000

£1.03M - £1.25MMedium

Estimate

£1.14M

Range

£1.03M – £1.25M

Rent Estimate (pcm)

£5,600

£5k - £6k

Monthly

£5,600

Yield

4.48%

Verdict

Derived from HomePortfolio scores

Flat 77 earns an INVESTIGATE rating with HP Score 63/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (99/100). 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 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

99/ 100

Excellent

Transit & Bike

Transit 93Bike 74

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

Valuation edge-0.6/15
claims [AVM -31.6% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 6000615· as of 9 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.86
- valuation_snapshotsrent estimate 5600/mo (range 5150-6100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,342/mo, -42% 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), 56 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
324 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

£1,125,000£1,725,000

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£1,500,000

At the asking price

Monthly rent£5,600/mo

Evidenced range £5,150-£6,100

Interest rate5.4%

Loan to value75%

Cash required: £545,050
Net cash flow: -£1,186/mo
Cash on cash: -2.6%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.11 - below 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 6000615Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 5600/mo (range 5150-6100)Rental 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_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 5600/mo (range 5150-6100)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. 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£1,140,000

Rent Estimate (pcm)£5,600

Gross Yield4.48%

1y Growth-

3y Growth-5.2%

5y Growth-2.1%

10y Growth-1.1%

Last Sold Price£1,275,000 (2019-01-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E1 6NQ

Approval Rate

-12mo

Development

low

26/01525/MDC
Submission of Blue and Green Roof details pursuant to condition 26 of planning permission 22/00882/FULMAJ dated 27.06.2023.
Pending
PA/26/01697/NC
Retrospective change of use class sought on a 3 bed flat from C3 (residential dwelling) to use to small C4 (HMO) use.
Pending
PA/26/01797/NC
Application for Certificate of Lawfulness under Section 191(1)(c) of the Town and Country Planning Act 1990 in respect of the longstanding operation of the restaurant beyond 19:00, contrary to the opening-hours restriction imposed by Condition 9 of planning permission PA/14/02772, dated 15 April 2015. Specifically, the application concerns restaurant trading between 19:00 and 23:00, Monday to Sunday, on the grounds that the relevant breach of condition has continued for a period exceeding ten years and is therefore immune from planning enforcement action under Section 171B(3) of the Town and Country Planning Act 1990.
Pending

View Planning Timeline