54 Cumberland Mills Square, London, E14 3BJ

UPRN:6079184Purpose Built Flat3 bedsBuilt 1983-1990

LeaseholdCouncil Tax: Band GEPC: B (83)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 4mo agoAmenities· 1mo agoArea· Census 2021

54 Cumberland Mills Square, London, E14 3BJ

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£970,000

£921k - £1.02MHigh

Estimate

£970k

Range

£921k – £1.02M

Rent Estimate (pcm)

£4,600

£4k - £5k

Monthly

£4,600

Yield

5.41%

Verdict

Derived from HomePortfolio scores

54 Cumberland Mills Square earns an INVESTIGATE rating with HP Score 79/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (82/100). 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

79/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

82/ 100

High

Transit & Bike

Transit 35Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM -5.2% (HIGH)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 6079184· as of 9 Oct 2026
Rental economics2.8/40
gross yield 5.4%; range width penalty ×0.85
- valuation_snapshotsrent estimate 4600/mo (range 4200-5000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,941/mo, -42% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 54 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 5 Nov 2026
Risk & liquidity14.6/15
623 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

£765,000£1,173,000

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£1,020,000

At the asking price

Monthly rent£4,600/mo

Evidenced range £4,200-£5,000

Interest rate5.4%

Loan to value75%

Cash required: £353,050
Net cash flow: -£258/mo
Cash on cash: -0.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - 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_snapshotsestimate for 6079184Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4600/mo (range 4200-5000)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 4600/mo (range 4200-5000)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 54 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. 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£970,000

Rent Estimate (pcm)£4,600

Gross Yield5.41%

1y Growth-

3y Growth-6.5%

5y Growth-7.3%

10y Growth-0.5%

Last Sold Price£732,000 (2014-10-03)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E14 3BJ

Approval Rate

-12mo

Development

low

26/3098/SD
Submission of details pursuant to the discharge of Condition 25 (Travel Plan) in relation to Planning Permission 24/3426/F dated 26/11/2025.
Pending
26/3081/SD
Submission of details pursuant to discharge of Condition 14 (Roof Works) in relation to Planning Permission 24/3427/L dated 22/10/2025
Pending
26/2976/TC
Rear Garden 1 x Oak Tree T1 ? To reduce the crown by approximately 15?20%, pruning back the crown evenly to achieve a balanced shape whilst maintaining the tree?s natural form.
Pending

View Planning Timeline

Ownership

Corporate Ownership13%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-10-03
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density13,234 /km²

Owner Occupied36%

Age Distribution

0-15 16%16-64 76%65+ 8%

View Area Profile

Schools Nearby

George Green's School
0.1 mi
Good
Canary Wharf Primary, Glenworth
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
St Luke's Church of England Primary School
0.1 mi
GoodImproving
University of Greenwich
0.3 mi
-

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

View All Schools

Comparables

View All

64 Cumberland Mills Square
-
£340k
-
73 Cumberland Mills Square
-
£364k
-
46 Cumberland Mills Square
-
£445k
-
64 Cumberland Mills Square
-
£305k
-

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