32 Downshall Avenue, Ilford, IG3 8NB

UPRN:100022207706Terrace Property4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: C (69)

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

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£572,000

£544k - £601kHigh

Estimate

£572k

Range

£544k – £601k

Rent Estimate (pcm)

£3,000

£3k - £3k

Monthly

£3,000

Yield

6.26%

Verdict

Derived from HomePortfolio scores

32 Downshall Avenue earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (63/100). 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)Defra 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

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

63/ 100

Moderate

Transit & Bike

Transit 25Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 9 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 -0.5% (HIGH)] → 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 14 Nov 2026
- valuation_snapshotsestimate for 100022207706· as of 14 Nov 2026
Rental economics9.4/40
gross yield 6.3%; range width penalty ×0.93
- valuation_snapshotsrent estimate 3000/mo (range 2800-3200)· as of 14 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -351/mo, -12% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 222 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 9 Nov 2026
Risk & liquidity14.6/15
161 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

£431,000£661,000

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£575,000

At the asking price

Monthly rent£3,000/mo

Evidenced range £2,800-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £192,550
Net cash flow: £136/mo
Cash on cash: 0.8%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.55 - 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 100022207706Valuation edge · as of 14 Nov 2026
valuation_snapshotsrent estimate 3000/mo (range 2800-3200)Rental economics · as of 14 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3000/mo (range 2800-3200)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 222 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.
1 price cut(s) recorded on the listing history.
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£572,000

Rent Estimate (pcm)£3,000

Gross Yield6.26%

1y Growth-

3y Growth+0.3%

5y Growth+1.7%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IG3 8NB

Approval Rate

-12mo

Development

low

2907/26
T3 (Alder) - Crown lift to 5M. G2 (Mixed) - Crown lift to 2.5M. T6 (Small Leafed Lime) - Crown lift to 2.5M. T8 (Small Leafed Lime) - Crown lift to 2.5M. T11 (Alder) - Cut back from the building by 2M. T12 (Alder) - Crown lift to 2.5M and cut back from the building by 2M. T13 (Bird Cherry) - Crown lift to 2M. T14 (Bird Cherry) - Crown lift to 2M. T15 (Bird Cherry) - Remove. T16 (Bird Cherry) - Crown lift to 2M. T17 (Bird Cherry) - Crown lift to 2M. T18 (Bird Cherry) - Crown lift to 2M. T19 (Bird Cherry) - Crown lift to 2M. T21 (Austrian Pine) - Crown lift to 2M. T22 (Bay Tree) - Crown lift to 2M. (summary) Works to trees protected under TPO 13/11 sought under application ref 2913/26
Pending
2913/26
TPO 13/01 - T5 (Lombardy Poplar) - Re-pollard to previous points (approx 7M). T7 (Common Oak) - Cut back from the building by 2M, remove deadwood and crown lift to 2.5M. (summary) Works to trees protected by Conservation Area sought under application ref 2907/26
Pending
2872/26
Single storey rear extension with a depth of 6.00 metres, highest point of 3.40 metres and height at the eaves of 2.90 metres.
Pending

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density-

Owner Occupied66%

Age Distribution

0-15 24%16-64 64%65+ 12%

View Area Profile

Schools Nearby

Aldborough Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Downshall Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
William Torbitt Primary School
0.4 mi
Good
Oaks Park High School
0.4 mi
Good

2 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

22 Downshall Avenue
-
£654k
-
3 Downshall Avenue
-
£485k
-
24 Downshall Avenue
-
£430k
-
33 Downshall Avenue
-
£660k
-

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