20 Swakeleys Road, Ickenham, Uxbridge, UB10 8BG

UPRN:100021495513Detached House5 bedsBuilt before 1900

FreeholdCouncil Tax: Band GEPC: D (67)

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

20 Swakeleys Road, Ickenham, Uxbridge, UB10 8BG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,389,000

£1.32M - £1.46MHigh

Estimate

£1.39M

Range

£1.32M – £1.46M

Rent Estimate (pcm)

£5,400

£5k - £6k

Monthly

£5,400

Yield

4.98%

Verdict

Derived from HomePortfolio scores

20 Swakeleys Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (17/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

14/ 100

Low

Walkability

17/ 100

Low

Transit & Bike

Transit 45Bike 35

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 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 +6.4% (HIGH), sold-comps -15.8%, £/sqft -15.7%] → 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 10 Nov 2026
- valuation_snapshotsestimate for 100021495513· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 16.9%· as of 7 Nov 2026
Rental economics0/40
gross yield 5.0%; range width penalty ×0.77
- valuation_snapshotsrent estimate 5400/mo (range 4850-6000)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,645/mo, -30% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 2 price cut(s), 130 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 12 Nov 2026
Risk & liquidity14.6/15
314 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

£975,000£1,495,000

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£1,300,000

At the asking price

Monthly rent£5,400/mo

Evidenced range £4,850-£6,000

Interest rate5.4%

Loan to value75%

Cash required: £465,050
Net cash flow: -£649/mo
Cash on cash: -1.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.23 - 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 100021495513Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 16.9%Valuation edge · as of 7 Nov 2026
valuation_snapshotsrent estimate 5400/mo (range 4850-6000)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 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 5400/mo (range 4850-6000)
Seller motivation could not be scored
context, not scored: 2 price cut(s), 130 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. 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£1,389,000

Rent Estimate (pcm)£5,400

Gross Yield4.98%

1y Growth-

3y Growth+0.3%

5y Growth+2.6%

10y Growth+2.2%

Last Sold Price£460,000 (2004-04-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB10 8BG

Approval Rate

-12mo

Development

low

10272/APP/2026/2410
Variation of Condition 2 (Approved Plans) of planning permission ref. 10272/APP/2025/362, dated 08-04-25 (Erection of part single, part two storey side/rear extensions. Alterations to roof form including dormers. Amendments to fenestrations. Demolition of the existing porch and garage.) to amend the fenestrations and add render to the external walls.
Pending
80061/APP/2026/2348
Erection of a single story wrap around extension to the side and rear, erection of a front extension, conversion of roof from hip to gable end, erection of outbuilding.
Pending
62150/APP/2026/2300
Erection of a part single part two storey side and rear extension, and a single storey front extension, following the demolition of the existing single storey side and rear extensions.
Pending

View Planning Timeline