Flat 405, Vespucci Court, 45 Aston Street, London, E14 7UP

UPRN:6718111Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (84)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 405, Vespucci Court, 45 Aston Street, London, E14 7UP

HP Score

/ 100

Strong

Verdict

today

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

Evidence

18 of 21 sources

Sale Estimate

£444,000

£355k - £533kLow

Estimate

£444k

Range

£355k – £533k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.20%

Verdict

Derived from HomePortfolio scores

Flat 405 earns an INVESTIGATE rating with HP Score 76/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (89/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

73/ 100

High

Crime Score

38/ 100

Elevated

Walkability

89/ 100

Excellent

Transit & Bike

Transit 47Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£350,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £113,800
Net cash flow: £273/mo
Cash on cash: 2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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£444,000

Rent Estimate (pcm)£2,100

Gross Yield7.20%

1y Growth-16.8%

3y Growth-6.5%

5y Growth-7.3%

10y Growth-0.5%

Last Sold Price£525,000 (2019-08-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0E14 7UP

Approval Rate

-12mo

Development

low

PA/26/01839/S
Submission of Details pursuant to Condition 2 (Drawings), of Planning Appeal Listed Building Consent APP/E5900/6007718(PA/16/01334) dated 12/08/2026
Pending
PA/26/01819/NC
The removal and replacement of the existing cast iron rainwater goods (gutters and downpipes) along with the removal and replacement of the cast iron SVP's with new deep flow cast iron rainwater goods and new cast iron downpipes and SVP's.
Pending
PA/26/01537
Renewal of all existing aluminium windows with new aluminium windows, together with the replacement of the existing external front and rear doors with timber doors.
Pending

View Planning Timeline

Ownership

Corporate Ownership13%
Overseas OwnershipNo
Lease Term Remaining238 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2019-08-23
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 Density25,791 /km²

Owner Occupied19%

Age Distribution

0-15 26%16-64 71%65+ 3%

View Area Profile

Schools Nearby

Cayley Primary School
0.1 mi
Good
Stepney All Saints Church of England Secondary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Mulberry Stepney Green Mathematics and Computing College
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Halley Primary School
0.2 mi
Good

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

View All Schools

Comparables

View All

Vespucci Court, 45 Aston Street
-
£525k
-
Vespucci Court, 45 Aston Street
-
£380k
-
Vespucci Court, 45 Aston Street
-
£500k
-
Vespucci Court, 45 Aston Street
-
£360k
-

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