13 Wheatley Crescent, Hayes, UB3 2JF

UPRN:100021439697End Terrace Property4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: D (64)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£615,000

£584k - £646kHigh

Estimate

£615k

Range

£584k – £646k

Rent Estimate (pcm)

£3,150

£3k - £3k

Monthly

£3,150

Yield

5.60%

Verdict

Derived from HomePortfolio scores

13 Wheatley Crescent earns an INVESTIGATE rating with HP Score 66/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (74/100). 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)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 company ownershipHM Land Registry covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

51/ 100

Elevated

Walkability

74/ 100

High

Transit & Bike

Transit 41Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 -9.8% (HIGH), sold-comps -46.4%, £/sqft -46.4%] → 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 14 Nov 2026
- valuation_snapshotsestimate for 100021439697· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 6.7%· as of 3 Nov 2026
Rental economics4.2/40
gross yield 5.6%; range width penalty ×0.88
- valuation_snapshotsrent estimate 3150/mo (range 2900-3400)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -662/mo, -21% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 46 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 12 Nov 2026
Risk & liquidity14.6/15
268 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£3,150/mo

Evidenced range £2,900-£3,400

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£97/mo
Cash on cash: -0.5%
Score at this price: 19

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.38 - 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_snapshotsestimate for 100021439697Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 6.7%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 3150/mo (range 2900-3400)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026

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 3150/mo (range 2900-3400)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 46 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. 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£615,000

Rent Estimate (pcm)£3,150

Gross Yield5.60%

1y Growth-

3y Growth+4.4%

5y Growth+2.0%

10y Growth+5.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0UB3 2JF

Approval Rate

-12mo

Development

low

74992/APP/2026/2557
Variation of Condition 2 (Approved Plans) of planning permission ref. 74992/APP/2022/2660, dated 29-03-23 (Erection of one additional storey above the existing mixed use building to create 3 no. 1-bed residential apartments and changes to third floor fenestration.) to amend internal layout.
Pending
80092/APP/2026/2550
Erection of first floor side extension
Pending
72811/APP/2026/2539
Erection of a first floor rear extension.
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density-

Owner Occupied33%

Age Distribution

0-15 24%16-64 62%65+ 14%

View Area Profile

Schools Nearby

Dr Triplett's CofE Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lake Farm Park Academy
0.5 mi
Good
Minet Junior School
0.5 mi
-
Minet Infant and Nursery School
0.5 mi
Good

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

24 Wheatley Crescent
-
£460k
-
5 Wheatley Crescent
-
£428k
-
19 Wheatley Crescent
-
£430k
-
17 Wheatley Crescent
-
£395k
-

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