50 Cuckoo Hill Road, Pinner, HA5 1AX

UPRN:100021300166Detached House6 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band HEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 3mo agoRisk· 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

18 of 21 sources

Sale Estimate

£1,695,000

£1.61M - £1.78MHigh

Estimate

£1.70M

Range

£1.61M – £1.78M

Rent Estimate (pcm)

£5,550

£5k - £6k

Monthly

£5,550

Yield

3.92%

Verdict

Derived from HomePortfolio scores

50 Cuckoo Hill Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (61/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

60/ 100

Moderate

Crime Score

7/ 100

Low

Walkability

61/ 100

Moderate

Transit & Bike

Transit 13Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -0.3% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100021300166· as of 9 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.73
- valuation_snapshotsrent estimate 5550/mo (range 4900-6200)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,222/mo, -58% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 6 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 181 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 6 Nov 2026
Risk & liquidity14.6/15
296 sales/12mo in area; valuation range width 10%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£1,275,000£1,955,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£1,699,950

At the asking price

Monthly rent£5,550/mo

Evidenced range £4,900-£6,200

Interest rate5.4%

Loan to value75%

Cash required: £629,030
Net cash flow: -£1,895/mo
Cash on cash: -3.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - below 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_snapshotsestimate for 100021300166Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 5550/mo (range 4900-6200)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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
Rental economics needs verification before you rely on it
rent estimate 5550/mo (range 4900-6200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 181 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£1,695,000

Rent Estimate (pcm)£5,550

Gross Yield3.92%

1y Growth-

3y Growth+1.8%

5y Growth+2.9%

10y Growth+3.2%

Last Sold Price£870,000 (2008-09-05)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA5 1AX

Approval Rate

-12mo

Development

low

78805/APP/2026/2459
Erection of rear/side extension, front porch and installation of solar panels to existing side and rear roof slopes.
Pending
80176/APP/2026/1740
Conversion of roof space to habitable use to include a rear dormer extension and front facing roof lights (Application for a Certificate of Lawful Development for a Proposed Development)
Approved
PL/1703/26
Single storey side to rear extension; single and two storey rear extension; alterations and extension to roof to form end gable; rear dormer; three rooflights in front roof slope; external alterations (demolition of detached garage and outbuilding)
Pending

View Planning Timeline

Ownership

Corporate Ownership48.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2008-09-05
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,000

Population Density4,321 /km²

Owner Occupied80%

Age Distribution

0-15 23%16-64 57%65+ 20%

View Area Profile

Schools Nearby

West Lodge Primary School
0.3 mi
Good
Harlyn Primary School
0.5 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Reddiford School
0.7 mi
Inspected by ISI
Cannon Lane Primary School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

58 Cuckoo Hill Road
-
£1.43M
-
68 Cuckoo Hill Road
-
£1.25M
-
52 Cuckoo Hill Road
-
£1.10M
-
62 Cuckoo Hill Road
-
£1.33M
-

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