Flat 5, 49 Aldridge Road Villas, Westbourne, London, W11 1BN

UPRN:100022720997Converted Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band BEPC: -

Data freshness:Price Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat 5, 49 Aldridge Road Villas, Westbourne, London, W11 1BN

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£795,000

£715k - £874kMedium

Estimate

£795k

Range

£715k – £874k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

8.46%

Verdict

Derived from HomePortfolio scores

Flat 5 earns an INVESTIGATE rating with HP Score 77/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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

77/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

23/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 81Bike 76

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 28 Oct 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 40% above the ask; lead to verify: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM +40.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100022720997· as of 13 Oct 2026
Rental economics22.5/40
gross yield 8.5%; range width penalty ×0.81; the estimate this rent rides on sits 40% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 3350/mo (range 3050-3700)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin9.8/30
stressed cash flow +328/mo, +10% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 28 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 182 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 28 Oct 2026
Risk & liquidity12.8/15
192 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

£404,000£546,000

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£475,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,050-£3,700

Interest rate5.4%

Loan to value75%

Cash required: £157,550
Net cash flow: £716/mo
Cash on cash: 5.5%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.09 - 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 100022720997Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3350/mo (range 3050-3700)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 40% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_date

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 3350/mo (range 3050-3700)
Rental economics needs verification before you rely on it
sale estimate 40% 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. 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£795,000

Rent Estimate (pcm)£3,350

Gross Yield8.46%

1y Growth-

3y Growth-3.7%

5y Growth-0.9%

10y Growth-0.5%

Last Sold Price£370,000 (2007-04-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1W11 1BN

Approval Rate

-12mo

Development

low

26/07268/P3JPA
Prior Approval for the conversion of existing ground-floor commercial/business/service space (Use Class E) to Class C3 use, together with internal layout changes, to form 1no. two-bedroom flat under Class MA, Part 3, Schedule 2 of the Town and Country Planning (General Permitted Development) Order 2015 (as amended).
Pending
26/07185/FULL
Rebuilding of rear garden wall forming the boundary with Bridstow Place (Site include Nos 51a and 53a Hereford Road).
Pending
26/07221/CLEUD
Confirmation of the lawful existing Use of Unit A, 31 Fermoy Road as a 4-bedroom HMO (Class C4).
Pending

View Planning Timeline

Ownership

Corporate Ownership58.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2007-04-20
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,172

Population Density23,152 /km²

Owner Occupied19%

Age Distribution

0-15 19%16-64 68%65+ 13%

View Area Profile

Schools Nearby

Golborne & Maxilla Nursery School
0.2 mi
Outstanding
Bevington Primary School
0.3 mi
Requires improvement
St. Mary of the Angels Catholic Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Instituto Espanol Canada Blanch
0.3 mi
Inspected by ISI

1 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

31 Aldridge Road Villas
-
£5.10M
-
35 Aldridge Road Villas
-
£715k
-
53D Aldridge Road Villas
-
£1.18M
-
39 Aldridge Road Villas
-
£625k
-

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