AVENOHOME@avenohome

Aveno permanent dossier · published 8 Aug 2026

50–52 Ferry Street

Isle of Dogs, London, Greater London

Film by Unique Property Company

Independent reading

A Grade II-listed 1970s riverfront self-build by Stout & Litchfield, with an annexe and an unusually intact interior.

Aveno's second full intelligence case. The agreed asking position looks restrained on raw local £/m² evidence, but that signal is inseparable from extensive modernisation, listed-building consent, a split house-and-annexe identity and residual tidal-flood exposure.

Architecture98/100
Evidence coverage86/100
Ownership intensityHigh

Aveno Decision Engine · live model

What does the evidence
change?

Current buyer actionINVESTIGATE FIRST

Identity, heritage and asking evidence are strong. The purchase decision still turns on consented renewal cost, split-property reconciliation and insurability at the river edge.

Identity confidence96%

50–52 Ferry Street, London, E14 3DT
Exact address reconciled across the live listing, Historic England statutory addresses and EPC-derived property records. The annexe remains a separate identity check.

UPRN6079324 (No. 50; annexe reconciliation pending)
01
Premium test

Is the asking premium supported?

Guide midpoint£2,238,000£4,503 / m²
versus
Local evidence benchmark£5,727 / m²2 size-known local sales
Subject vs unadjusted evidence-21.4%
ReferenceDateAreaSold£/m²
58 Ferry StreetSame street · E14 3DTMar 2021161 m²£975,000£6,05660 Ferry StreetSame street · E14 3DTJun 2016176 m²£950,000£5,398
Resulting reference£2,276,981Not a valuation. It exposes how much premium the evidence must justify.

The references are not a surveyor-selected valuation set. Recency, condition, land, architecture and improvements are not fully adjusted. Aveno shows the gap instead of hiding it behind false precision.

02
True ownership load

The cost after the keys.

Five-year cost above purchase price£402,083–£673,810SDLT + acquisition checks + modelled running and replacement allowances. Mortgage interest and major defects excluded.
Council taxOfficial Band F charge plus unresolved separate annexe billing£2,655–£4,900verified
Energy + water497 m² listing area, gas heat, EPC D/C and riverfront exposure; bills missing£8,500–£17,000modelled
Specialist insuranceGrade II, river edge, non-standard fabric and annexe; quotation required£6,000–£15,000modelled
Listed fabric reserveConcrete, flint-lime brick, slate, timber/aluminium glazing and conservation labour£16,000–£34,000modelled
Plant + electrical renewalSome systems updated; complete lifecycle schedule not supplied£5,500–£14,000modelled
Flood resilience + river edgeDefended tidal setting; inspection, resilience and contingency allowance£3,500–£9,000modelled
Verified SDLT at guide midpoint£182,310Annual ownership range£42,155–£93,900
03
Claim audit

Marketing claim → buyer consequence.

Evidence readiness66/100

Tap the evidence cards as if the seller supplied them. Aveno recalculates the decision—not the beauty.

INVESTIGATE FIRST
04
Property memory

The home’s price story.

Direct transaction memory is not yet matched.

This history does not prove fair value. It tells the buyer exactly how much of the current price must be explained by market growth, improvements, specification and scarcity.

Official evidence map

What is matched.
What is withheld.

Land Registry can establish sale history; EPC can reveal rated floor area and energy assumptions; Planning Data can surface constraints by UPRN or coordinate. A link alone is never counted as intelligence.

connected

Live market status

Sale agreed at £2.238m; completion price not yet known

Source ↗connected

Heritage

Grade II · NHLE 1471239 · statutory addresses matched

Source ↗partial

Identity

No. 50 UPRN 6079324; No. 52 annexe/title reconciliation pending

Source ↗connected

EPC

D house / C annexe attributed; area reconciliation required

Source ↗connected

Council tax

Band F = £2,654.57 in 2026/27; separate annexe charge pending

Source ↗partial

Flood context

Defended Flood Zone 3a context; property insurance evidence still required

Source ↗

Published / verified

  1. The live agent source records sale agreed at £2.238m for the combined house, annexe and garage.
  2. Historic England matches 50–56 Ferry Street to Grade II list entry 1471239, first listed in 2021.
  3. The agent states 5,349 sq ft, seven bedrooms, five bathrooms, freehold tenure, EPC D for the house and C for the annexe.
  4. Tower Hamlets' official 2026/27 schedule sets Band F at £2,654.57; the annexe's separately stated Band E needs billing confirmation.

Investigate next

  1. Reconcile the freehold title, No. 50 UPRN and separately rated No. 52 annexe before relying on any joined record.
  2. Commission a conservation-accredited survey of concrete, white-flint brick, Westmorland slate, glazing and original interiors.
  3. Obtain flood-resilience, insurance and evacuation evidence for a Thames-edge home in the defended Isle of Dogs flood zone.
  4. Separate essential renewal from changes that would require listed-building consent and diminish architectural significance.

Still unknown

  1. Agreed sale price and conditions until completion appears in Land Registry
  2. Measured floor-area reconciliation between the listing, EPC records and annexe
  3. Current insurance terms, flood exclusions and complete plant/electrical renewal schedule
Primary publisherStrutt & ParkerOpen original source ↗

The live Strutt & Parker source shows sale agreed at £2.238m. The film remains publisher-controlled. Official heritage evidence is matched to National Heritage List entry 1471239. Third-party material remains the property of its publisher. The publisher does not endorse Aveno’s independent assessment.

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