26 Acacia Avenue, Ruislip, HA4 8RG

UPRN:100021453840Semi-Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band EEPC: E (54)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£734,000

£697k - £770kHigh

Estimate

£734k

Range

£697k – £770k

Rent Estimate (pcm)

£2,800

£3k - £3k

Monthly

£2,800

Yield

4.63%

Verdict

Derived from HomePortfolio scores

26 Acacia Avenue earns an INVESTIGATE rating with HP Score 78/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (70/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

70/ 100

High

Transit & Bike

Transit 45Bike 44

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£725,000

At the asking price

Monthly rent£2,800/mo

Evidenced range £2,500-£3,050

Interest rate5.4%

Loan to value75%

Cash required: £245,050
Net cash flow: -£508/mo
Cash on cash: -2.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.14 - below 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£734,000

Rent Estimate (pcm)£2,800

Gross Yield4.63%

1y Growth+39.3%

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£628,000 (2017-08-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

1HA4 8RG

Approval Rate

100%12mo

Development

low

43278/APP/2026/2472
Erection of a rear conservatory
Pending
78805/APP/2026/2459
Erection of rear/side extension, front porch and installation of solar panels to existing side and rear roof slopes.
Pending
79695/APP/2026/2257
Non-material amendment to planning permission ref. 79695/APP/2025/3102, dated 03-02-26 (Erection of a two storey side extension, single storey rear, amendments to fenestrations and demolition of existing conservatory and side garage.) to replace approved window frames.
Approved

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2017-08-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density-

Owner Occupied75%

Age Distribution

0-15 17%16-64 63%65+ 20%

View Area Profile

Schools Nearby

Bishop Ramsey Church of England School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Warrender Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lady Bankes Primary School
0.5 mi
Outstanding
Coteford Infant School
0.5 mi
Good

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

View All Schools

Comparables

View All

34 Acacia Avenue
-
£850k
-
28A Acacia Avenue
-
£950k
-
58 Acacia Avenue
-
£705k
-
28 Acacia Avenue
-
£945k
-

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