Flat 26, Bath House, 25 Dunbridge Street, London, E2 6JD

UPRN:6135997Converted Flat1 bedsBuilt 1983-1990

LeaseholdCouncil Tax: -EPC: E (53)

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

Flat 26, Bath House, 25 Dunbridge Street, London, E2 6JD

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

£553,000

£498k - £608kMedium

Estimate

£553k

Range

£498k – £608k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

7.07%

Verdict

Derived from HomePortfolio scores

Flat 26 earns an INVESTIGATE rating with HP Score 70/100. Investment score 66/100 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

70/ 100

Mixed

Investment Score

66/ 100

Moderate

Crime Score

65/ 100

Elevated

Walkability

99/ 100

Excellent

Transit & Bike

Transit 41Bike 78

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£475,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,600-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £335/mo
Cash on cash: 2.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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£553,000

Rent Estimate (pcm)£2,800

Gross Yield7.07%

1y Growth-

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

Last Sold Price£449,995 (2013-09-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E2 6JD

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 Condition 2 (Car Free) and 7 (Cycle Storage) of planning permission ref: PA/25/01421, dated 01/10/2025.
Pending
PA/26/01803/NC
Demolition of the existing single storey substation enclosure and construction of a single storey enclosed bin and cycle store with increased cycle store capacity. Bin and cycle store to be constructed in brick with bond, finish, type and jointing to match adjacent boundary wall with timber louvred doors to provide ventilation. Removal of existing raised kerb in front of substation area to provide level threshold with courtyard for bin store and cycle store. All details of existing consented scheme remain unchanged.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-09-27
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 Density11,872 /km²

Owner Occupied21%

Age Distribution

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

View Area Profile

Schools Nearby

William Davis Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Mulberry Academy Shoreditch
0.2 mi
Good
Brick Lane School
0.2 mi
Inspected by ISI
Thomas Buxton Primary School
0.2 mi
Outstanding

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

View All Schools

Comparables

View All

Bath House, 25 Dunbridge Street
-
£760k
-
Bath House, 25 Dunbridge Street
-
£400k
-
Bath House, 25 Dunbridge Street
-
£450k
-
Bath House, 25 Dunbridge Street
-
£418k
-

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