Flat 72, Leeward Court, Asher Way, London, E1W 2JZ

UPRN:6010073Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (76)

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

Flat 72, Leeward Court, Asher Way, London, E1W 2JZ

HP Score

/ 100

Strong

Verdict

2 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£498,000

£474k - £523kHigh

Estimate

£498k

Range

£474k – £523k

Rent Estimate (pcm)

£2,250

£2k - £2k

Monthly

£2,250

Yield

4.91%

Verdict

Derived from HomePortfolio scores

Flat 72 earns an INVESTIGATE rating with HP Score 80/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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

80/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Transit 61Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 2 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-1.6/15
claims [AVM -10.4% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 6010073· as of 10 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.89
- valuation_snapshotsrent estimate 2250/mo (range 2050-2400)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,003/mo, -45% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 86 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 2 Nov 2026
Risk & liquidity14.7/15
133 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 sensitivity

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,050-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£299/mo
Cash on cash: -1.9%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 6010073Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 2250/mo (range 2050-2400)Rental economics · as of 10 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 2 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 2250/mo (range 2050-2400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 86 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£498,000

Rent Estimate (pcm)£2,250

Gross Yield4.91%

1y Growth-

3y Growth-7.7%

5y Growth-3.0%

10y Growth-2.0%

Last Sold Price£490,000 (2020-08-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E1W 2JZ

Approval Rate

-12mo

Development

low

PA/26/01810/S
Submission of details pursuant to condition no.53 (External Lighting) in relation to Building G of planning permission ref: PA/19/00764, dated 20/11/2019
Pending
26/01515/MDC
Submission of Noise Assessment pursuant to Condition 10 of planning permission 25/01506/FULL dated 29.01.2026.
Pending
PA/26/01802/NC
Display of 2no. non-illuminated fascia signs, 1no. externally illuminated fascia sign, 1no. internally illuminated projecting sign, 5no. vinyl displays and 1no. dibond sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership20.2%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-08-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

18 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density11,139 /km²

Owner Occupied43%

Age Distribution

0-15 12%16-64 81%65+ 7%

View Area Profile

Schools Nearby

Mulberry Academy London Dock
0.1 mi
-
Hermitage Primary School
0.2 mi
Inspected as Hermitage Primary School (URN 100936) on 10 May 2023
St Paul's Whitechapel Church of England Primary School
0.2 mi
Good
Harry Gosling Primary School
0.4 mi
Good

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Leeward Court Asher Way
-
£420k
-
Leeward Court Asher Way
-
£720k
-
Leeward Court Asher Way
-
£560k
-
Leeward Court Asher Way
-
£450k
-

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