14 Goldsmiths Row, London, E2 8FU

UPRN:6706899Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£500,000

£450k - £550kMedium

Estimate

£500k

Range

£450k – £550k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

3.71%

Verdict

Derived from HomePortfolio scores

14 Goldsmiths Row earns an INVESTIGATE rating with HP Score 80/100. Investment score 76/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (98/100). 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)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

80/ 100

Strong

Investment Score

76/ 100

High

Crime Score

29/ 100

Moderate

Walkability

98/ 100

Excellent

Transit & Bike

Transit 57Bike 88

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£825,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£1,019/mo
Cash on cash: -4.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.92 - below 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£500,000

Rent Estimate (pcm)£2,550

Gross Yield3.71%

1y Growth-

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

Last Sold Price£435,000 (2016-08-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E2 8FU

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/26/01327/NC
Proposal for x1 projecting signage .
Pending

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining237 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2016-08-18
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 Density22,106 /km²

Owner Occupied20%

Age Distribution

0-15 17%16-64 73%65+ 10%

View Area Profile

Schools Nearby

City of London Academy, Shoreditch Park
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Sebright School
0.1 mi
-
Haggerston School
0.2 mi
Inspected as Haggerston School (URN 100277) on 6 Dec 2022
Columbia Primary School
0.2 mi
Inspected as Columbia Primary School (URN 100897) on 3 Jul 2023

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Grace Allen Court, 16 Goldsmiths Row
-
£555k
-
Grace Allen Court, 16 Goldsmiths Row
-
£815k
-
Grace Allen Court, 16 Goldsmiths Row
-
£500k
-
Charles Hayward Building, 6 Goldsmiths Row
-
£550k
-

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