Flat 25, 135 Wapping High Street, London, E1W 3NH

UPRN:6025864Converted Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band DEPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· freshAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

Flat 25, 135 Wapping High Street, London, E1W 3NH

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£407,000

£326k - £489kLow

Estimate

£407k

Range

£326k – £489k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

5.76%

Verdict

Derived from HomePortfolio scores

Flat 25 earns an INVESTIGATE rating with HP Score 81/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (73/100). 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

81/ 100

Strong

Investment Score

71/ 100

High

Crime Score

18/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 70Bike 68

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 economics5.6/40
gross yield 5.8%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1700-1950)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -597/mo, -33% 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 9 Nov 2026
Risk & liquidity9.2/15
133 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£375,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £122,550
Net cash flow: -£19/mo
Cash on cash: -0.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.42 - 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 1800/mo (range 1700-1950)Rental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 1800/mo (range 1700-1950)

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. 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£407,000

Rent Estimate (pcm)£1,800

Gross Yield5.76%

1y Growth-

3y Growth-7.7%

5y Growth-3.0%

10y Growth-2.0%

Last Sold Price£277,000 (2008-05-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E1W 3NH

Approval Rate

-12mo

Development

low

26/AP/3237
Discharge of Schedule 12, Paragraph 2.1.1 (HMMP and Biodiversity Gain Plan) of the S106 Agreement for the Rotherhithe Gas Holder Site development, ref: 24/AP/0753
Pending
PA/26/01832/NC
Application for certificate of Lawfulness in respect of existing timber fencing and privacy screens.
Pending
26/AP/3220
Certificate of lawfulness (proposed) for the construction of a single-storey rear extension beneath the existing balcony
Pending

View Planning Timeline

Ownership

Corporate Ownership20.2%
Overseas OwnershipNo
Lease Term Remaining86 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2008-05-16
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 Density16,328 /km²

Owner Occupied44%

Age Distribution

0-15 13%16-64 78%65+ 9%

View Area Profile

Schools Nearby

St Peter's London Docks CofE Primary School
0.1 mi
-
Blue Gate Fields Infants' School
0.3 mi
-
Blue Gate Fields Junior School
0.3 mi
Good
Hermitage Primary School
0.4 mi
Inspected as Hermitage Primary School (URN 100936) on 10 May 2023

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

View All Schools

Comparables

View All

135 Wapping High Street
-
£720k
-
135 Wapping High Street
-
£855k
-
135 Wapping High Street
-
£970k
-
135 Wapping High Street
-
£585k
-

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