Flat 5, Lavender House, 1B Ratcliffe Cross Street, London, E1 0HS

UPRN:6171937Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: Band EEPC: B (82)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 4mo ago

Flat 5, Lavender House, 1B Ratcliffe Cross Street, London, E1 0HS

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£476,000

£429k - £524kMedium

Estimate

£476k

Range

£429k – £524k

Rent Estimate (pcm)

£2,350

£2k - £3k

Monthly

£2,350

Yield

5.64%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 73/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (81/100). 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

73/ 100

Mixed

Investment Score

72/ 100

High

Crime Score

55/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 52Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -5.0% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 6171937· as of 12 Oct 2026
Rental economics4.8/40
gross yield 5.6%; range width penalty ×0.94
- valuation_snapshotsrent estimate 2350/mo (range 2200-2500)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -512/mo, -22% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 4 Nov 2026
Risk & liquidity12.8/15
324 sales/12mo in area; valuation range width 20%
- 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

£375,000£575,000

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£500,000

At the asking price

Monthly rent£2,350/mo

Evidenced range £2,200-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£61/mo
Cash on cash: -0.4%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 6171937Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 2350/mo (range 2200-2500)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2350/mo (range 2200-2500)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£476,000

Rent Estimate (pcm)£2,350

Gross Yield5.64%

1y Growth-

3y Growth-5.2%

5y Growth-2.1%

10y Growth-1.1%

Last Sold Price£360,000 (2012-09-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E1 0HS

Approval Rate

-12mo

Development

low

26/AP/3165
Works to tree with a TPO: T1. False Acacia Tree. 14 metres in height. 10 metres in width. Fell to ground level as tree has become dangerous. Large branches has recently fell from tree. Situated at the front of the building. T2. False Acacia Tree. 16 metres in height. 12 metres in width. Fell to ground level as tree has become dangerous. Large branches have recently fell. Situated at the front of the buidling.
Pending
PA/26/01806/NC
T1 Large Fig - Crown lift to 3m all round to clear gardens and neighbouring properties by the removal of secondary branches only. Prune to give 2m clearance from Grove dwellings.
Pending
26/AP/3126
Replacement of existing timber frame doors and windows to uPVC
Pending

View Planning Timeline

Ownership

Corporate Ownership30.1%
Overseas OwnershipNo
Lease Term Remaining108 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2012-09-07
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 Density-

Owner Occupied34%

Age Distribution

0-15 15%16-64 79%65+ 6%

View Area Profile

Schools Nearby

Marion Richardson Primary School
0.1 mi
OutstandingImproving
Stepney All Saints Church of England Secondary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bishop Challoner Catholic School
0.3 mi
Inspected as Bishop Challoner Catholic School (URN 100978) on 24 Nov 2021
Cayley Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

Lavender House, 1B Ratcliffe Cross Street
-
£515k
-
Lavender House, 1B Ratcliffe Cross Street
-
£690k
-
Lavender House, 1B Ratcliffe Cross Street
-
£430k
-
Lavender House, 1B Ratcliffe Cross Street
-
£415k
-

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