31 Lakeside Close, Ruislip, HA4 7UE

UPRN:100021463041Purpose Built Flat1 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: D (68)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£286,000

£272k - £300kHigh

Estimate

£286k

Range

£272k – £300k

Rent Estimate (pcm)

£1,250

£1k - £1k

Monthly

£1,250

Yield

5.26%

Verdict

Derived from HomePortfolio scores

31 Lakeside Close earns an INVESTIGATE rating with HP Score 76/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (69/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

70/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

69/ 100

Moderate

Transit & Bike

Transit 34Bike 39

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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 +0.3% (HIGH), sold-comps -13.1%, £/sqft -13.0%] → 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 100021463041· as of 14 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.5%· as of 30 Oct 2026
Rental economics1.7/40
gross yield 5.3%; range width penalty ×0.80
- valuation_snapshotsrent estimate 1250/mo (range 1100-1350)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -414/mo, -33% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 193 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 10 Nov 2026
Risk & liquidity14.7/15
422 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

£214,000£328,000

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£285,000

At the asking price

Monthly rent£1,250/mo

Evidenced range £1,100-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £91,050
Net cash flow: -£96/mo
Cash on cash: -1.3%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.30 - 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 100021463041Valuation edge · as of 14 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.5%Valuation edge · as of 30 Oct 2026
valuation_snapshotsrent estimate 1250/mo (range 1100-1350)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 1250/mo (range 1100-1350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£286,000

Rent Estimate (pcm)£1,250

Gross Yield5.26%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£150,000 (2010-02-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 7UE

Approval Rate

-12mo

Development

low

76766/APP/2026/2560
Conversion of roof space to habitable use to include a hip to gable, rear dormer with a flat rooflight and 2 front roof lights (Application for a Certificate of Lawful Development for a Proposed Development).
Pending
17942/APP/2026/1880
Details pursuant to the discharge of Conditions 5 (Construction Environmental Management and Logistics Plan), 6 (Landscape Scheme), 8 (Materials Report), 12 (Arboricultural Method Statement) and 14 (Biodiversity Net Gain Plan) of planning permission ref. 17942/APP/2024/2874 (Construction of natural grass football pitches using imported soils approved for use by the Environment Agency. Proposals include rainwater harvesting scheme, extensive planting and habitat creation).
Pending
80043/APP/2026/1045
Installation of a roof over car parking area and enclosure of space between walls and roof, and installation of vehicular sliding access gate.
Approved

View Planning Timeline

Ownership

Corporate Ownership52.3%
Overseas OwnershipNo
Lease Term Remaining142 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2010-02-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density1,654 /km²

Owner Occupied68%

Age Distribution

0-15 18%16-64 58%65+ 24%

View Area Profile

Schools Nearby

Whiteheath Infant & Nursery School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
Whiteheath Junior School
0.7 mi
GoodImproving
Bishop Winnington-Ingram CofE Primary School
0.9 mi
-
Pinn River School
1.0 mi
Inspected as Grangewood School (URN 138157) on 29 Apr 2025

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

View All Schools

Comparables

View All

44 Lakeside Close
-
£305k
-
52 Lakeside Close
-
£303k
-
1 Lakeside Close
-
£290k
-
47 Lakeside Close
-
£303k
-

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