18 Carrick Drive, Ilford, IG6 2LX

UPRN:100022201129Detached House3 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: C (78)

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

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£719,000

£647k - £790kMedium

Estimate

£719k

Range

£647k – £790k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

3.93%

Verdict

Derived from HomePortfolio scores

18 Carrick Drive earns an INVESTIGATE rating with HP Score 72/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (62/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

62/ 100

Moderate

Transit & Bike

Transit 47Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 3 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 advert has 5 bedrooms but the valuation snapshot describes 3 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge-0.6/15
claims [AVM -25.2% (MEDIUM), sold-comps -77.2%, £/sqft -77.3%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 12 Oct 2026
- valuation_snapshotsestimate for 100022201129· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%· as of 31 Oct 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2950/mo (range 2650-3200)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,759/mo, -60% 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), 43 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 & liquidity12.9/15
213 sales/12mo in area; valuation range width 20%
- 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

£675,000£1,035,000

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£900,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,650-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £306,300
Net cash flow: -£995/mo
Cash on cash: -3.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - 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 100022201129Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 22.4%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2950/mo (range 2650-3200)Rental economics · as of 12 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 2950/mo (range 2650-3200)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 43 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. 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£719,000

Rent Estimate (pcm)£2,950

Gross Yield3.93%

1y Growth-

3y Growth+0.7%

5y Growth+1.2%

10y Growth+2.7%

Last Sold Price£425,000 (2015-09-11)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IG6 2LX

Approval Rate

-12mo

Development

low

2843/26
Loft conversion with a rear dormer. Hip to gable roof alterations. Two front roof lights (summary)
Pending
2772/26
Demolish shed. Detached rear outbuilding. (Summary).
Approved
EPF/1961/26
Proposed relocation of the existing rear garden boundary, erection of a reinforced concrete retaining wall with a 2.0m high timber fence above, and associated landscaping works to extend and improve the existing rear garden area.
Pending

View Planning Timeline

Ownership

Corporate Ownership68.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-09-11
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£37,190

Population Density-

Owner Occupied63%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Fairlop Primary School
0.2 mi
-
Clore Tikva School
0.3 mi
Good
New Rush Hall School
0.4 mi
Report card2025
Ofsted no longer awards a single overall grade.
Gilbert Colvin Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

25 Carrick Drive
-
£387k
-
27 Carrick Drive
-
£375k
-
14 Carrick Drive
-
£655k
-
14 Carrick Drive
-
£655k
-

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