53 Friars Mead, London, E14 3JY

UPRN:6081206Semi-Detached House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band EEPC: D (67)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£856,000

£813k - £899kHigh

Estimate

£856k

Range

£813k – £899k

Rent Estimate (pcm)

£4,150

£4k - £5k

Monthly

£4,150

Yield

8.66%

Verdict

Derived from HomePortfolio scores

53 Friars Mead earns an INVESTIGATE rating with HP Score 65/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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

65/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

68/ 100

Moderate

Transit & Bike

Transit 53Bike 65

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 Nov 2026

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

Check before relying on this score: the estimate sits 33% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +32.8% (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 6081206· as of 9 Oct 2026
Rental economics25.3/40
gross yield 8.7%; range width penalty ×0.86; the estimate this rent rides on sits 33% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4150/mo (range 3800-4500)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin11.9/30
stressed cash flow +494/mo, +12% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 208 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 3 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 sensitivityScores 70+ up to £489,000

£431,000£661,000

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£575,000

At the asking price

Monthly rent£4,150/mo

Evidenced range £3,800-£4,500

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: £932/mo
Cash on cash: 5.8%
Score at this price: 52

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.14 - 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 6081206Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 4150/mo (range 3800-4500)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 33% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 4150/mo (range 3800-4500)
Rental economics needs verification before you rely on it
sale estimate 33% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Set your walk-away price before viewing - above £489,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£856,000

Rent Estimate (pcm)£4,150

Gross Yield8.66%

1y Growth-

3y Growth-6.5%

5y Growth-7.3%

10y Growth-0.5%

Last Sold Price£430,000 (2012-11-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0E14 3JY

Approval Rate

-12mo

Development

low

PA/26/01723/S
Submission of details pursuant to condition 4 (Enhanced wayfinding, including the design and location), of Planning Permission PA/25/01815 dated 10/08/2026
Pending
PA/26/01712/A4
Conversion of ground floor commercial unit (Use Class E) into 2 self-contained flats (Use Class C3).
Pending
PA/26/01718/NC
Application for certificate of Lawfulness in respect of proposed a ground floor rear extension, facade alterations and all associated works
Pending

View Planning Timeline

Ownership

Corporate Ownership13%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2012-11-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density5,031 /km²

Owner Occupied28%

Age Distribution

0-15 19%16-64 72%65+ 9%

View Area Profile

Schools Nearby

Cubitt Town Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Canary Wharf Secondary
0.1 mi
Requires improvement
Tabangao School
0.3 mi
-
Piasau School
0.3 mi
-

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

View All Schools

Comparables

View All

47 Friars Mead
-
£595k
-
73 Friars Mead
-
£265k
-
49 Friars Mead
-
£840k
-
65 Friars Mead
-
£280k
-

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