Flat 13, Arborfield House, East India Dock Road, London, E14 6JQ

UPRN:6065256-Beds -Built -

Tenure: -Council Tax: -EPC: -

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

Flat 13, Arborfield House, East India Dock Road, London, E14 6JQ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£244,000

£195k - £293kLow

Estimate

£244k

Range

£195k – £293k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 13 earns an INVESTIGATE rating with HP Score 66/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (87/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsOfcom Connected NationsOfcom mobile coverageMarket estimates (third-party AVM)Defra 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

66/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

61/ 100

Elevated

Walkability

87/ 100

Excellent

Transit & Bike

Transit 75Bike 72

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)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
623 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.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£244,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-6.5%

5y Growth-7.3%

10y Growth-0.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E14 6JQ

Approval Rate

-12mo

Development

low

PA/26/01608/NC
Minor-Material Amendment to Planning Permission ref: PA/25/01705, dated 05/12/2025. Amendment(s) Sought: To vary condition no.2 (approved drawing list).
Pending
PA/26/01730/NC
Demolition of the existing extension, erection of a new single storey rear extension with x2 roof lights.
Pending
PA/26/01733/NC
Application for Certificate of Lawfulness in respect of proposed loft conversion with rear dormer and x3 front roof lights.
Pending

View Planning Timeline

Ownership

Corporate Ownership13%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density11,793 /km²

Owner Occupied20%

Age Distribution

0-15 24%16-64 68%65+ 8%

View Area Profile

Schools Nearby

Mayflower Primary School
0.1 mi
Outstanding
Our Lady and St Joseph Catholic Primary School
0.2 mi
Good
Bygrove Primary School
0.2 mi
Outstanding
Cyril Jackson Primary School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Arborfield House East India Dock Road
-
£250k
-
Arborfield House East India Dock Road
-
£325k
-
Arborfield House East India Dock Road
-
£165k
-
11 Arborfield House
-
£167k
-

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