Flat 18, Sugar Quay, 1 Water Lane, London, EC3R 6AL

UPRN:95514940Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: B (86)

Data freshness:Listing· freshPrice Paid· 3mo agoPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 18, Sugar Quay, 1 Water Lane, London, EC3R 6AL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£1,475,000

£1.18M - £1.77MLow

Estimate

£1.48M

Range

£1.18M – £1.77M

Rent Estimate (pcm)

£8,950

£8k - £10k

Monthly

£8,950

Yield

6.14%

Verdict

Derived from HomePortfolio scores

Flat 18 earns an INVESTIGATE rating with HP Score 68/100. Investment score 83/100 reflects strong 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 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

83/ 100

High

100

Crime Score

100/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 100Bike 68

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics8.5/40
gross yield 6.1%; range width penalty ×0.93
- valuation_snapshotsrent estimate 8950/mo (range 8350-9550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -935/mo, -10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026· verify before relying on this
Risk & liquidity0.6/15
1 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£1,750,000

At the asking price

Monthly rent£8,950/mo

Evidenced range £8,350-£9,550

Interest rate5.4%

Loan to value75%

Cash required: £650,050
Net cash flow: £290/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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_snapshotsrent estimate 8950/mo (range 8350-9550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 8950/mo (range 8350-9550)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
3. 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£1,475,000

Rent Estimate (pcm)£8,950

Gross Yield6.14%

1y Growth-

3y Growth-70.3%

5y Growth-0.4%

10y Growth-4.9%

Last Sold Price£2,223,600 (2019-08-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0EC3R 6AL

Approval Rate

-12mo

Development

low

26/01549/MDC
Submission of details of Site Condition and Proposed Ground Levels Plan pursuant to condition 80 of Planning Permission 24/00836/FULEIA dated 28.10.2025.
Pending
26/01548/NMA
Non-Material Amendment under S96A of the Town and Country Planning Act 1990 (as amended) to planning permission 24/00535/FULL dated 24th April 2025 to amend the wording of (33) SuDS.
Pending
26/AP/3217
Details of condition 9 part 4 (Archaeological Public Engagement Programme) as required by planning permission ref. 21/AP/4194 dated 20/03/2024 for 'Redevelopment of existing building including partial demolition and two storey upward extension to create eight-storey Class E building with installation of roof terraces, associated highway and landscaping works, cycle parking, refuse storage including plant facilities at roof level'.
Pending

View Planning Timeline

Ownership

Corporate Ownership18.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-08-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority-

Population Density984 /km²

Owner Occupied24%

Age Distribution

0-15 5%16-64 91%65+ 4%

View Area Profile

Schools Nearby

David Game College
0.4 mi
Inspected by ISI
The Aldgate School
0.4 mi
Outstanding
Snowsfields Primary School
0.5 mi
Good
English Martyrs Roman Catholic Primary School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Sugar Quay, 1 Water Lane
-
£1.45M
-
Sugar Quay, 1 Water Lane
-
£1.25M
-
Sugar Quay, 1 Water Lane
-
£770k
-
Sugar Quay, 1 Water Lane
-
£775k
-

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