Apartment 405, Riverstone Heights, 18 Reed Avenue, London, E3 3ZD
UPRN:6740410Flat/Maisonette1 bedsBuilt 2022
Tenure: -Council Tax: Band CEPC: B (86)
Data freshness:Listing· 1mo agoListing: ageing, refreshed 1mo ago (2026-09-28T04:00:02.299619+00:00)Price Paid· freshPrice Paid: fresh, refreshed 3d ago (2026-11-01T14:15:55.275186+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:37:28.044726+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
69
/ 100
Mixed
Verdict
3 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
15 of 21 sourcesSale Estimate
£393,000
£353k - £432kMedium
Estimate
£393k
Range
£353k – £432k
Rent Estimate (pcm)
£2,100
£2k - £2k
Monthly
£2,100
Yield
6.41%
Verdict
Derived from HomePortfolio scores
Apartment 405 earns an INVESTIGATE rating with HP Score 69/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (74/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
69
HP Score
69/ 100
Mixed
71
Investment Score
71/ 100
High
66
Crime Score
66/ 100
Elevated
74
Walkability
74/ 100
High
Transit & Bike
Transit 60Bike 70
Walk Score, out of 100
Valuation & Market
Sale Estimate£393,000
Rent Estimate (pcm)£2,100
Gross Yield6.41%
1y Growth-
3y Growth+0.8%
5y Growth-1.1%
10y Growth+0.2%
Last Sold Price-
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseHigh
Planning Activity
Recent Apps
0E3 3ZD
Approval Rate
-12mo
Development
low
- Pending26/02227/AODApproval of details pursuant to Condition C15 (Bat Roosting) for Phase 2 attached to Planning Consent 24/01731/VAR dated 17th April 2025.
- Pending26/02223/AODApproval of details pursuant to Condition C21 (Emergency Flood Plan) attached to Planning Consent 24/01731/VAR dated 17th April 2025.
- Pending26/02226/AODApproval of details pursuant to Condition C20 (Green and Brown Roofs) attached to Planning Consent 24/01731/VAR dated 17th April 2025.
Ownership
- Corporate Ownership28.4%
- Overseas OwnershipNo
- Lease Term Remaining999+ yrs
- CovenantsNone
- Lease Type-
- Last Ownership Change-
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£45,183
Population Density-
Owner Occupied32%
Age Distribution
0-15 15%16-64 84%65+ 1%
Schools Nearby
- Ian Mikardo High School0.1 miGoodConcerns
- -East London Arts & Music0.1 mi
- Old Palace Primary School0.2 miGood
- Bow School0.2 miGood
1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Riverstone Apartments, 18 Reed Avenue-£45.74M-