75 Westbury Road, Barking, IG11 7PL

UPRN:100062063Purpose Built Flat1 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band BEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£208,000

£198k - £219kHigh

Estimate

£208k

Range

£198k – £219k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

7.43%

Verdict

Derived from HomePortfolio scores

75 Westbury Road earns an INVESTIGATE rating with HP Score 77/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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

77/ 100

Strong

Investment Score

69/ 100

Moderate

Crime Score

33/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 60Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 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: 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 -1.0% (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 9 Oct 2026
- valuation_snapshotsestimate for 100062063· as of 9 Oct 2026
Rental economics18.8/40
gross yield 7.4%; range width penalty ×0.97
- valuation_snapshotsrent estimate 1300/mo (range 1200-1350)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -60/mo, -5% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 156 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 4 Nov 2026
Risk & liquidity14.6/15
281 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

£157,500£241,500

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£210,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,350

Interest rate5.4%

Loan to value75%

Cash required: £66,000
Net cash flow: £191/mo
Cash on cash: 3.5%
Score at this price: 33

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 100062063Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1300/mo (range 1200-1350)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1300/mo (range 1200-1350)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£208,000

Rent Estimate (pcm)£1,300

Gross Yield7.43%

1y Growth-

3y Growth+1.9%

5y Growth+1.4%

10y Growth+4.1%

Last Sold Price£120,000 (2013-08-23)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0IG11 7PL

Approval Rate

-12mo

Development

low

26/00910/CLUP
Application for a lawful development certificate (proposed) for the change of use from a dwelling house (Use Class C3) to a residential home for up to 4 residents living together as a single household receiving care (Use Class C3b) and alterations to the rear elevation
Pending
26/00906/CLUP
Application for a lawful development certificate (proposed) for the construction of a rear dormer extension including three roof lights to the front to facilitate conversion of roof space into habitable accommodation
Pending
26/00903/HSE
Replacement and alteration of the existing doors and windows
Pending

View Planning Timeline

Ownership

Corporate Ownership42.1%
Overseas OwnershipNo
Lease Term Remaining90 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-08-23
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£32,911

Population Density13,355 /km²

Owner Occupied37%

Age Distribution

0-15 26%16-64 65%65+ 9%

View Area Profile

Schools Nearby

Greatfields School
0.2 mi
-
Gascoigne Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Greatfields Primary School
0.3 mi
-
St Joseph's Catholic Primary School
0.3 mi
GoodImproving

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

View All Schools

Comparables

View All

91 Westbury Road
-
£215k
-
73 Westbury Road
-
£234k
-
107 Westbury Road
-
£230k
-
73 Westbury Road
-
£203k
-

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