18 Goldman Close, London, E2 6EF

UPRN:6018880Purpose Built Flat3 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£571,000

£543k - £600kHigh

Estimate

£571k

Range

£543k – £600k

Rent Estimate (pcm)

£2,900

£3k - £3k

Monthly

£2,900

Yield

6.05%

Verdict

Derived from HomePortfolio scores

18 Goldman Close earns an INVESTIGATE rating with HP Score 71/100. Investment score 70/100 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

65/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 48Bike 78

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£575,000

At the asking price

Monthly rent£2,900/mo

Evidenced range £2,650-£3,100

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: £67/mo
Cash on cash: 0.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.49 - 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£571,000

Rent Estimate (pcm)£2,900

Gross Yield6.05%

1y Growth+40.4%

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

Last Sold Price£525,000 (2018-11-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E2 6EF

Approval Rate

-12mo

Development

low

PA/26/01651/NC
Installation of 10 no. roof-mounted solar photovoltaic (PV) panels to the front and rear roof slopes of the dwelling. Panels to be all-black, mounted flush to the existing roof slope with a projection of less than 200mm, sited below the ridge line. No alterations to the roof structure, chimneys or existing rooflights.
Pending
PA/26/01787/S
Submission of details pursuant to Conditions 2 (Car Permit Free Agreement) and 7 (Cycle Storage) of planning permission ref: PA/25/01421, dated 01/10/2025.
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

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining86 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-11-09
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£45,183

Population Density-

Owner Occupied21%

Age Distribution

0-15 13%16-64 82%65+ 5%

View Area Profile

Schools Nearby

Brick Lane School
0.1 mi
Inspected by ISI
William Davis Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Mulberry Academy Shoreditch
0.2 mi
Good
St Anne's and Guardian Angels Catholic Primary School
0.3 mi
Inspected as St Anne's and Guardian Angels Catholic Primary School (URN 100950) on 29 Jan 2020

1 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

43 Goldman Close
-
£788k
-
13 Goldman Close
-
£575k
-
51 Goldman Close
-
£870k
-
38 Goldman Close
-
£500k
-

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