9 Cleves Way, Ruislip, HA4 9QB

UPRN:100021456943-Beds -Built 1930-1949

Tenure: -Council Tax: Band DEPC: E (54)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£660,000

£594k - £726kMedium

Estimate

£660k

Range

£594k – £726k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

9 Cleves Way earns an INVESTIGATE rating with HP Score 75/100. Investment score 58/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (56/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

58/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

56/ 100

Moderate

Transit & Bike

Transit 22Bike 41

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +16.7% (MEDIUM)] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100021456943· as of 12 Oct 2026
Risk & liquidity12.8/15
422 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100021456943Valuation edge · as of 12 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

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. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£660,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 9QB

Approval Rate

-12mo

Development

low

67889/APP/2026/2079
Erection of outbuilding to rear garden, front porch, amendments to fenestrations, and retrospective alterations to right and the left side dormer (part retrospective application)
Pending
80226/APP/2026/2025
Erection of a single storey side and rear extension, following the demolition of the existing garage.
Pending
80226/APP/2026/2026
Conversion of roof space to habitable use to include a rear dormer, Juliette balcony and conversion of roof from hip to gable end (Application for a Certificate of Lawful Development for a Proposed Development)
Approved

View Planning Timeline

Ownership

Corporate Ownership52.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density-

Owner Occupied78%

Age Distribution

0-15 19%16-64 64%65+ 17%

View Area Profile

Schools Nearby

Newnham Junior School
0.2 mi
Outstanding
Newnham Infant and Nursery School
0.2 mi
Good
Gesher School
0.3 mi
Outstanding
Roxbourne Primary School
0.4 mi
Inspected as Roxbourne Junior School (URN 102196) on 1 Feb 2011

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

View All Schools

Comparables

View All

8 Cleves Way
-
£590k
-
14 Cleves Way
-
£528k
-
19 Cleves Way
-
£505k
-
8 Cleves Way
-
£455k
-

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