Apartment 11, Westbrook House, Windsor Road, Ascot, SL5 7LF

UPRN:10012330284Purpose Built Flat3 bedsBuilt -

LeaseholdCouncil Tax: Band GEPC: B (86)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Apartment 11, Westbrook House, Windsor Road, Ascot, SL5 7LF

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£1,109,000

£998k - £1.22MMedium

Estimate

£1.11M

Range

£998k – £1.22M

Rent Estimate (pcm)

£4,350

£4k - £5k

Monthly

£4,350

Yield

2.68%

Verdict

Derived from HomePortfolio scores

Apartment 11 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

21/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 4Bike 36

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 10 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 edge-0.6/15
claims [AVM -75.8% (MEDIUM), sold-comps -89.0%, £/sqft -89.0%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 10012330284· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.3%· as of 5 Nov 2026
Rental economics0/40
gross yield 2.7%; range width penalty ×0.76
- valuation_snapshotsrent estimate 4350/mo (range 3850-4800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -5,159/mo, -119% 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 10 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 316 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 10 Nov 2026
Risk & liquidity12.9/15
245 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

£1,462,500£1,998,500

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£1,950,000

At the asking price

Monthly rent£4,350/mo

Evidenced range £3,850-£4,800

Interest rate5.4%

Loan to value75%

Cash required: £734,050
Net cash flow: -£3,570/mo
Cash on cash: -5.8%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.66 - 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 10012330284Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.3%Valuation edge · as of 5 Nov 2026
valuation_snapshotsrent estimate 4350/mo (range 3850-4800)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 Nov 2026

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 4350/mo (range 3850-4800)
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£1,109,000

Rent Estimate (pcm)£4,350

Gross Yield2.68%

1y Growth-

3y Growth-8.2%

5y Growth-0.5%

10y Growth+1.8%

Last Sold Price£1,075,000 (2014-05-16)

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

26/02731/TPO
T1 - Silver Birch - fell, T2 - Oak - crown reduction by 3m on east and south sides to leave a finished spread of 7m, T3 - Silver Birch - fell , T4 - Beech - fell, T5 - Beech - fell, T6 - Alder - fell, T7 - Silver Birch - fell, T8 - Alder - reduce central stem to 4m to above where the adjacent stem is rubbing (023/1994/TPO).
Pending
26/02675/CONDIT
Details required by Condition 10 (Biodiversity Enhancements) 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
26/02656/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

View Planning Timeline

Ownership

Corporate Ownership64.7%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-05-16
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