Flat 101, Perseus Court, 8 Arniston Way, London, E14 0RF

UPRN:6711515Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (91)

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

Flat 101, Perseus Court, 8 Arniston Way, London, E14 0RF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£563,000

£507k - £620kMedium

Estimate

£563k

Range

£507k – £620k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

8.65%

Verdict

Derived from HomePortfolio scores

Flat 101 earns an INVESTIGATE rating with HP Score 65/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (92/100). 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

65/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

88/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 84Bike 70

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 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 35% above the ask; lead to verify: 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 +34.7% (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 9 Oct 2026
- valuation_snapshotsestimate for 6711515· as of 9 Oct 2026
Rental economics25.1/40
gross yield 8.7%; range width penalty ×0.86; the estimate this rent rides on sits 35% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2650/mo (range 2450-2900)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 35% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin10.1/30
stressed cash flow +267/mo, +10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 110 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 28 Oct 2026
Risk & liquidity12.8/15
623 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 sensitivityScores 70+ up to £285,000

£285,000£422,500

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£367,500

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £119,925
Net cash flow: £594/mo
Cash on cash: 5.9%
Score at this price: 48

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 6711515Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2450-2900)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 35% 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 28 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 2650/mo (range 2450-2900)
Rental economics needs verification before you rely on it
sale estimate 35% 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 £285,000 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£563,000

Rent Estimate (pcm)£2,650

Gross Yield8.65%

1y Growth-

3y Growth-6.5%

5y Growth-7.3%

10y Growth-0.5%

Last Sold Price£2,945,000 (2019-05-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0E14 0RF

Approval Rate

-12mo

Development

low

PA/26/01821/NC
Application to modify the S106 Agreement dated 17/10/2017, attached to planning permission reference PA/16/01763 dated 17/10/2017
Pending
PA/26/01828/S
Submission of details pursuant to condition no.46 (Full Details of Internal and external plant eqiuipment) of planning permission ref: PA/121/02377, dated 03/06/24
Pending
PA/26/01820/S
Submission of details pursuant to condition no.39 (Contamination) partial discharge in relation to Phase A: and covers blocks F, H1, H2, H3, I and J as well as Braithwaite Park, Details are included which cover parts i), ii) and iii) of planning permission ref: PA/21/02377, dated 03/06/2024.
Pending

View Planning Timeline

Ownership

Corporate Ownership13%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-05-28
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density13,639 /km²

Owner Occupied21%

Age Distribution

0-15 23%16-64 74%65+ 3%

View Area Profile

Schools Nearby

Woolmore Primary School
0.1 mi
Outstanding
New City College
0.3 mi
-
Culloden Primary - A Paradigm Academy
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Lansbury Lawrence Primary School
0.4 mi
OutstandingImproving

3 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Perseus Court, 8 Arniston Way
-
£580k
-
Perseus Court, 8 Arniston Way
-
£535k
-
Perseus Court, 8 Arniston Way
-
£400k
-
Perseus Court, 8 Arniston Way
-
£600k
-

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