63 Anglesmede Crescent, Pinner, HA5 5ST

UPRN:100021297832-Beds -Built 1930-1949

Tenure: -Council Tax: Band FEPC: D (64)

Data freshness:Planning· 6mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£1,036,000

£933k - £1.14MMedium

Estimate

£1.04M

Range

£933k – £1.14M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

63 Anglesmede Crescent earns an INVESTIGATE rating with HP Score 76/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (52/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

59/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 19Bike 55

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +3.5% (MEDIUM)] → measured edge +0.00pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100021297832· as of 12 Oct 2026
Risk & liquidity12.8/15
296 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021297832Valuation edge · as of 12 Oct 2026
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics could not be scored
no rent estimate available
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate£1,036,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+1.8%

5y Growth+2.9%

10y Growth+3.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HA5 5ST

Approval Rate

-12mo

Development

low

PL/1749/26
Single storey rear extension: 4.50 metres deep, 3.00 metres maximum height and 2.80 metres high to the eaves
Pending
PL/1590/26
Variation of condition 3 (External materials) attached to planning permission PL/0401/26 dated 12/05/2026 to change external materials from brick to rendered walls
Pending
PL/1513/26
Single and two storey side to rear extension; conversion of garage to habitable room; replacement of garage door with window
Pending

View Planning Timeline