7 Windmill Hill, Ruislip, HA4 8QF

UPRN:100021472233Detached House3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (68)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

6 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£952,000

£905k - £1.00MHigh

Estimate

£952k

Range

£905k – £1.00M

Rent Estimate (pcm)

£3,500

£3k - £4k

Monthly

£3,500

Yield

6.00%

Verdict

Derived from HomePortfolio scores

7 Windmill Hill earns an INVESTIGATE rating with HP Score 81/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (67/100). 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 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

81/ 100

Strong

Investment Score

67/ 100

Moderate

Crime Score

8/ 100

Low

Walkability

67/ 100

Moderate

Transit & Bike

Transit 42Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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: the estimate sits 26% above the ask. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +26.5% (HIGH), sold-comps -0.4%, £/sqft -0.4%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 100021472233· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.9%· as of 1 Nov 2026
Rental economics6.2/40
gross yield 6.0%; range width penalty ×0.77; the estimate this rent rides on sits 26% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3500/mo (range 3150-3900)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -511/mo, -15% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 90 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 2 Nov 2026
Risk & liquidity14.6/15
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

£525,000£805,000

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£700,000

At the asking price

Monthly rent£3,500/mo

Evidenced range £3,150-£3,900

Interest rate5.4%

Loan to value75%

Cash required: £236,300
Net cash flow: £61/mo
Cash on cash: 0.3%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 100021472233Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.9%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3500/mo (range 3150-3900)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 26% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advert

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 3500/mo (range 3150-3900)
Rental economics needs verification before you rely on it
sale estimate 26% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£952,000

Rent Estimate (pcm)£3,500

Gross Yield6.00%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£140,000 (1995-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 8QF

Approval Rate

-12mo

Development

low

43278/APP/2026/2472
Erection of a rear conservatory
Pending
43129/APP/2026/2470
Installation of awnings to the front and side elevation
Pending
60571/APP/2026/2445
Erection of a front porch extension and erection of an outbuilding to the rear garden for use as a garden store (Application for a Certificate of Lawful Development for a Proposed Development).
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1995-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density4,294 /km²

Owner Occupied88%

Age Distribution

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

View Area Profile

Schools Nearby

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

1 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

17 Windmill Hill
-
£888k
-
23 Windmill Hill
-
£605k
-
21 Windmill Hill
-
£685k
-
17 Windmill Hill
-
£435k
-

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