35 The Crescent, Harlington, Hayes, UB3 5NB

UPRN:100021437367Purpose Built Flat2 bedsBuilt 1930-1949

LeaseholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

35 The Crescent, Harlington, Hayes, UB3 5NB

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£322,000

£306k - £338kHigh

Estimate

£322k

Range

£306k – £338k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

6.40%

Verdict

Derived from HomePortfolio scores

35 The Crescent earns an INVESTIGATE rating with HP Score 50/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (54/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

50/ 100

Mixed

Investment Score

59/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

54/ 100

Moderate

Transit & Bike

Transit 21Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is a other but the valuation basis is the whole flat at this UPRN - value evidence is not comparable

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£300,000

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £95/mo
Cash on cash: 1.2%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£322,000

Rent Estimate (pcm)£1,600

Gross Yield6.40%

1y Growth+42.3%

3y Growth+4.4%

5y Growth+2.0%

10y Growth+5.1%

Last Sold Price£195,000 (2015-02-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0UB3 5NB

Approval Rate

-12mo

Development

low

72885/APP/2026/2151
Erection of 2 single storey garages to rear
Approved
80240/APP/2026/1971
Erection of Single Storey Rear, Part Two Storey Rear Extensions following demolition of existing extension/outbuilding (Joint Application for Nos. 61 & 63)
Pending
80018/APP/2026/1764
Variation of Condition 2 (Approved Plans) of planning permission ref. 80018/APP/2026/1060, dated 19-06-2026 (Erection of a single storey extension to the rear) to increase the footprint of the approved rear extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership57.7%
Overseas OwnershipNo
Lease Term Remaining106 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2015-02-02
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density1,101 /km²

Owner Occupied27%

Age Distribution

0-15 19%16-64 74%65+ 7%

View Area Profile

Schools Nearby

William Byrd Primary Academy
0.3 mi
Good
Lady Nafisa School
0.7 mi
Good
Harlington School
0.8 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Pinkwell Primary School
0.8 mi
Good

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

View All Schools

Comparables

View All

86 The Crescent
-
£250k
-
54 The Crescent
-
£281k
-
54 The Crescent
-
£281k
-
66 The Crescent
-
£230k
-

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