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448 Victoria Road, Ruislip, HA4 0EU

UPRN:100021470567Purpose Built Flat2 bedsBuilt 1976-1982
LeaseholdCouncil Tax: Band CEPC: B (82)
Data freshness:Listing· 4mo agoListing: stale, refreshed 4mo ago (2026-07-06T13:58:41.150082+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:40:13.157833+00:00)Ownership· freshOwnership: fresh, refreshed 5d ago (2026-11-10T13:23:04.463613+00:00)EPC· 3mo agoEPC: ageing, refreshed 3mo ago (2026-08-21T07:59:14.856870+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Crime· freshCrime: fresh, refreshed 4d ago (2026-11-11T13:01:03.839912+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 1mo agoCouncil Tax: ageing, refreshed 1mo ago (2026-10-13T13:31:52.481119+00:00)
448 Victoria Road, Ruislip, HA4 0EU

HP Score

Mixed
Verdict
4 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
17 of 21 sources
Sale Estimate
£363,000
£345k - £381kHigh
Estimate
£363k
Range
£345k – £381k
Rent Estimate (pcm)
£1,550
£1k - £2k
Monthly
£1,550
Yield
5.12%

Verdict

Derived from HomePortfolio scores

448 Victoria Road earns an INVESTIGATE rating with HP Score 60/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (85/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
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HP Score
60/ 100
Mixed
Investment Score
67/ 100
Moderate
Crime Score
100/ 100
Elevated
Walkability
85/ 100
Excellent
Transit & Bike
Transit 38Bike 40
Walk Score, out of 100

Valuation & Market

Sale Estimate£363,000
Rent Estimate (pcm)£1,550
Gross Yield5.12%
1y Growth-
3y Growth+2.8%
5y Growth+2.0%
10y Growth+2.2%
Last Sold Price£228,000 (2013-12-20)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceModerate
  • RadonLow
  • MiningModerate
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0HA4 0EU
Approval Rate
-12mo
Development
low
  • 80333/APP/2026/2538
    Installation of EV charging bays and charger units, including associated infrastructure
    Pending
  • 10164/TRE/2026/254
    TPO 708 G1 12x Birch Trees to reduce and crown lift hard back towards the boundary to ensure clearance of street furniture and camera view and remainder 1x Birch to reduce crown by 25%.
    Pending
  • 55064/APP/2026/2468
    Erection of a two storey side and rear ground floor extension, following the part demolition of the existing rear/side extensions. Conversion of roof into habitable space to include a rear dormer.
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership52.3%
  • Overseas OwnershipNo
  • Lease Term Remaining81 yrs
  • CovenantsNone
  • Lease TypeLeasehold
  • Last Ownership Change2013-12-20
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429
Population Density3,689 /km²
Owner Occupied53%
Age Distribution
0-15 21%16-64 67%65+ 12%
View Area Profile

Schools Nearby

  • Deanesfield Primary School
    0.4 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Ruislip High School
    0.5 mi
    Outstanding
  • St Swithun Wells Catholic Primary School
    0.5 mi
    Good
  • Queensmead School
    0.5 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All
  • 464 Victoria Road
    -
    £340k
    -
  • 462 Victoria Road
    -
    £250k
    -
  • 464 Victoria Road
    -
    £320k
    -
  • 464 Victoria Road
    -
    £285k
    -