Apartment 5, Westbrook House, Windsor Road, Ascot, SL5 7LF

UPRN:10012330278Flat/MaisonetteBeds -Built -

LeaseholdCouncil Tax: Band GEPC: B (88)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Apartment 5, Westbrook House, Windsor Road, Ascot, SL5 7LF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£1,228,000

£983k - £1.47MLow

Estimate

£1.23M

Range

£983k – £1.47M

Rent Estimate (pcm)

£4,800

£4k - £5k

Monthly

£4,800

Yield

5.91%

Verdict

Derived from HomePortfolio scores

Apartment 5 earns an INVESTIGATE rating with HP Score 73/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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 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

73/ 100

Mixed

Investment Score

65/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 4Bike 36

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics5.7/40
gross yield 5.9%; range width penalty ×0.78; the estimate this rent rides on sits 21% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 4800/mo (range 4300-5300)· as of 9 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this home· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -715/mo, -15% 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
Risk & liquidity9.2/15
245 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£975,000

At the asking price

Monthly rent£4,800/mo

Evidenced range £4,300-£5,300

Interest rate5.4%

Loan to value75%

Cash required: £335,050
Net cash flow: £32/mo
Cash on cash: 0.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - 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_snapshotsrent estimate 4800/mo (range 4300-5300)Rental economics · as of 9 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 21% above the ask on the same snapshot - verify the rent describes this homeRental 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_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 4800/mo (range 4300-5300)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£1,228,000

Rent Estimate (pcm)£4,800

Gross Yield5.91%

1y Growth-

3y Growth-8.2%

5y Growth-0.5%

10y Growth+1.8%

Last Sold Price£1,225,000 (2014-10-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0SL5 7LF

Approval Rate

-12mo

Development

low

26/02656/CONDIT
Details required by Condition 16 (Hard and Soft Landscaping) of planning permission 25/00855/FULL for the development of new apartment building comprising 3no. 1-bedroom units and 3no. 2-bedroom units with associated parking, landscaping, refuse store and cycle store.
Pending
26/02604/FULL
Garage conversion, single storey side/front infill extension, single storey rear extension, raised patio with balustrades to rear and 1no. front carport (retrospective).
Pending
26/02586/TPO
(T1) Oak - reduce a couple of branches from one limb, 1.5 - 2m to suitable growth. (018/2004/TPO).
Pending

View Planning Timeline

Ownership

Corporate Ownership64.8%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-10-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,653

Population Density516 /km²

Owner Occupied67%

Age Distribution

0-15 20%16-64 61%65+ 19%

View Area Profile

Schools Nearby

Papplewick School
0.4 mi
Inspected by ISI
Ascot Heath Primary School
0.5 mi
Good
LVS Ascot
0.9 mi
Inspected by ISI
South Ascot Village Primary School
1.0 mi
Inspected as South Ascot Village Nursery School (URN 109753) on 8 Jul 2008

4 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Westbrook House Windsor Road
-
£975k
-
Kenilworth House Windsor Road
-
£7.49M
-
Constables Windsor Road
-
£1.37M
-
Westbrook House Windsor Road
-
£800k
-

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