62 Westbury Road, Northwood, HA6 3BY

UPRN:100080904376Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band GEPC: C (70)

Data freshness:Ownership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£1,617,000

£1.54M - £1.70MHigh

Estimate

£1.62M

Range

£1.54M – £1.70M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

3.29%

Verdict

Derived from HomePortfolio scores

62 Westbury Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (29/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

9/ 100

Low

Walkability

29/ 100

Low

Transit & Bike

Transit 6Bike 24

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 9 Nov 2026
- valuation_snapshotsestimate for 100080904376· as of 9 Nov 2026
Rental economics0/40
gross yield 3.3%; range width penalty ×0.64
- valuation_snapshotsrent estimate 4450/mo (range 3850-5100)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,715/mo, -83% 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), 102 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 & liquidity14.6/15
168 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

£1,219,000£1,868,500

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£1,625,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £3,850-£5,100

Interest rate5.4%

Loan to value75%

Cash required: £597,550
Net cash flow: -£2,404/mo
Cash on cash: -4.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.81 - 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 100080904376Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 4450/mo (range 3850-5100)Rental economics · as of 9 Nov 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
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 4450/mo (range 3850-5100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 102 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£1,617,000

Rent Estimate (pcm)£4,450

Gross Yield3.29%

1y Growth-

3y Growth-0.6%

5y Growth+1.1%

10y Growth+0.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

4HA6 3BY

Approval Rate

100%12mo

Development

low

26/1720/TPO
2 Norway Maples - plans, pictures and descriptions attached - one has advanced basal decay the other appears to have historic cuts which could render it unstable.
Pending
26/1677/TPO
Oak T1 - Reduce to previous reduction points, remove dead branches and 2 Meters height reduction approx. Reason for work cyclical maintenance.
Pending
26/1643/DDD
Scotts Pine (Pinus sylvestris) - to be felled to ground. With trunk cut into sections and stacked in the spinney to create an insect supporting environment.
Approved

View Planning Timeline