242 Rabournmead Drive, Northolt, UB5 6YN

UPRN:100021442016Flat/Maisonette1 bedsBuilt 1991-1995

LeaseholdCouncil Tax: Band CEPC: C (71)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

242 Rabournmead Drive, Northolt, UB5 6YN

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£260,000

£234k - £286kMedium

Estimate

£260k

Range

£234k – £286k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

6.14%

Verdict

Derived from HomePortfolio scores

242 Rabournmead Drive earns an INVESTIGATE rating with HP Score 65/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is limited (47/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

65/ 100

Mixed

Investment Score

78/ 100

High

Crime Score

63/ 100

Elevated

Walkability

47/ 100

Mixed

Transit & Bike

Transit 21Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +2.3% (MEDIUM), sold-comps -9.0%, £/sqft -8.9%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100021442016· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.3%· as of 4 Nov 2026
Rental economics18.6/40
gross yield 7.3% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 1550/mo (tenanted)· as of 4 Nov 2026
Stress margin0/30
stressed cash flow -62/mo, -4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 64 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 4 Nov 2026
Risk & liquidity12.8/15
221 sales/12mo in area; valuation range width 20%
- 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

£190,500£292,000

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£254,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £80,200
Net cash flow: £43/mo
Cash on cash: 0.6%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.52 - 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 100021442016Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.3%Valuation edge · as of 4 Nov 2026
listing_factscontractual rent 1550/mo (tenanted)Rental economics · as of 4 Nov 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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
Stress margin needs verification before you rely on it
costs not disclosed by the advert
Seller motivation could not be scored
context, not scored: 0 price cut(s), 64 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. 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.
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£260,000

Rent Estimate (pcm)£1,300

Gross Yield6.14%

1y Growth-34.3%

3y Growth+0.6%

5y Growth-0.7%

10y Growth+2.1%

Last Sold Price£52,000 (1997-05-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB5 6YN

Approval Rate

-12mo

Development

low

263850PALHE
Single storey rear extension (max 6m deep and max 2.83 (following part demolition of rear extension) (42 Days Prior Approval Notification Process)
Pending
263108PALHE
Single storey rear extension (max 5m deep and max 2.95m high) (42 Days Prior Approval Notification Process)
Approved
80202/APP/2026/1887
Demolition of existing side utility room and erection of a single storey side/ rear extension and wraparound covered patio extension.
Approved

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining258 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change1997-05-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density3,336 /km²

Owner Occupied57%

Age Distribution

0-15 22%16-64 66%65+ 12%

View Area Profile

Schools Nearby

Islip Manor High School
0.3 mi
-
Willow Tree Primary School
0.3 mi
Good
Queensmead School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Earlsmead Primary School
0.4 mi
Good

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

237 Rabournmead Drive
-
£210k
-
246 Rabournmead Drive
-
£305k
-
184 Rabournmead Drive
-
£245k
-
223 Rabournmead Drive
-
£220k
-

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