Flat 13, Bow Bell Tower, 6 Pancras Way, London, E3 2SN

UPRN:6358274Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band DEPC: C (80)

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

Flat 13, Bow Bell Tower, 6 Pancras Way, London, E3 2SN

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£378,000

£359k - £397kHigh

Estimate

£378k

Range

£359k – £397k

Rent Estimate (pcm)

£2,000

£2k - £2k

Monthly

£2,000

Yield

6.32%

Verdict

Derived from HomePortfolio scores

Flat 13 earns an INVESTIGATE rating with HP Score 77/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (88/100). 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

73/ 100

High

Crime Score

32/ 100

Moderate

Walkability

88/ 100

Excellent

Transit & Bike

Transit 50Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -0.5% (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 6358274· as of 9 Oct 2026
Rental economics9.5/40
gross yield 6.3%; range width penalty ×0.90
- valuation_snapshotsrent estimate 2000/mo (range 1850-2150)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -511/mo, -26% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 257 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 30 Oct 2026
Risk & liquidity14.6/15
439 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

£285,000£437,000

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£380,000

At the asking price

Monthly rent£2,000/mo

Evidenced range £1,850-£2,150

Interest rate5.4%

Loan to value75%

Cash required: £124,300
Net cash flow: £102/mo
Cash on cash: 1.0%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.56 - 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 6358274Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2000/mo (range 1850-2150)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 2000/mo (range 1850-2150)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 257 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£378,000

Rent Estimate (pcm)£2,000

Gross Yield6.32%

1y Growth-

3y Growth+0.8%

5y Growth-1.1%

10y Growth+0.2%

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

0E3 2SN

Approval Rate

-12mo

Development

low

PA/26/01796/NC
Erection of a single-storey side return infill extension with glazed roof and a first-floor rear extension to the existing outrigger, together with alterations to the rear openings, installation of x2 rooflights and x1 slimline double glazed white painted timber sash window
Pending
PA/26/01664/NC
Proposed Mansard roof extension with two front and two rear dormer windows.
Pending
PA/26/01811/NC
T1 Ash [height approx 6 meters crown spread approx 5 meters] - crown reduce by 3 meters on all aspects to slow root growth and create a more compact crown
Pending

View Planning Timeline

Ownership

Corporate Ownership28.4%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density21,654 /km²

Owner Occupied19%

Age Distribution

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

View Area Profile

Schools Nearby

Mulberry UTC
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Old Ford Primary - A Paradigm Academy
0.3 mi
Outstanding
Phoenix Autism Trust
0.5 mi
-
Phoenix School
0.5 mi
Outstanding

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Bow Bell Tower, 6 Pancras Way
-
£402k
-
Bow Bell Tower, 6 Pancras Way
-
£408k
-
Bow Bell Tower, 6 Pancras Way
-
£416k
-
Bow Bell Tower, 6 Pancras Way
-
£405k
-

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