Flat 4, 450 Hackney Road, London, E2 6QL

UPRN:6728405Flat/Maisonette1 bedsBuilt before 1900

Tenure: -Council Tax: Band BEPC: E (53)

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

Flat 4, 450 Hackney Road, London, E2 6QL

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£526,000

£421k - £631kLow

Estimate

£526k

Range

£421k – £631k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

3.27%

Verdict

Derived from HomePortfolio scores

Flat 4 earns an INVESTIGATE rating with HP Score 80/100. Investment score 62/100 reflects moderate 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. 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)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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

98/ 100

Excellent

Transit & Bike

Transit 67Bike 87

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

new-build plot advert 85% above the estimate on its UPRN - the estimate describes another home on the development, not this plot

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£973,500

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,450-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £334,450
Net cash flow: -£1,451/mo
Cash on cash: -5.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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£526,000

Rent Estimate (pcm)£2,650

Gross Yield3.27%

1y Growth-

3y Growth-2.2%

5y Growth-1.5%

10y Growth-0.1%

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

2E2 6QL

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/26/01766/NC
Display of 1 no. non-illuminated fascia sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,183

Population Density-

Owner Occupied30%

Age Distribution

0-15 10%16-64 85%65+ 5%

View Area Profile

Schools Nearby

City of London Academy, Shoreditch Park
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Oaklands School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Sebright School
0.2 mi
-
Lawdale Junior School
0.3 mi
Good

2 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

446 Hackney Road
-
£173k
-

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