55 Woodlands Avenue, Ruislip, HA4 9RQ

UPRN:100021472610Semi-Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£869,000

£825k - £912kHigh

Estimate

£869k

Range

£825k – £912k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

4.59%

Verdict

Derived from HomePortfolio scores

55 Woodlands Avenue earns an INVESTIGATE rating with HP Score 69/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (32/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

32/ 100

Mixed

Transit & Bike

Transit 35Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +2.2% (HIGH), sold-comps -4.6%, £/sqft -4.6%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 100021472610· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.3%· as of 18 Oct 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.77
- valuation_snapshotsrent estimate 3250/mo (range 2900-3600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,327/mo, -41% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 48 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 3 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

£637,500£977,500

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£850,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,900-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £288,800
Net cash flow: -£619/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.13 - below 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 100021472610Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.3%Valuation edge · as of 18 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 2900-3600)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 3250/mo (range 2900-3600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 48 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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.
3. 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£869,000

Rent Estimate (pcm)£3,250

Gross Yield4.59%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£106,500 (1995-12-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 9RQ

Approval Rate

-12mo

Development

low

78364/APP/2026/2144
Details pursuant to the discharge of Conditions 5 (Arboricultural Impact Assessment), 6 (Construction Management Plan) of planning permission ref. 78364/APP/2024/2722, dated 04-02-25 (Change of use from Use Class E to Use Class C3 (dwellinghouses) and the construction of a part three and part four-storey residential apartment with three two-bedroom units and four one-bedroom units, following the demolition of the existing building)
Approved
78364/APP/2026/2041
Variation of Condition 2 (Approved Plans) of planning permission ref. 78364/APP/2024/2722, dated 04-02-2025 (Change of use from Use Class E to Use Class C3 (dwellinghouses) and the construction of a part three and part four-storey residential apartment with three two-bedroom units and four one-bedroom units, following the demolition of the existing building) to [demolish the sub station and landscaping]
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