5 Vincent Court, 44 Station Approach, South Ruislip, Ruislip, HA4 6RZ

UPRN:10022796558Flat/Maisonette1 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: B (81)

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

5 Vincent Court, 44 Station Approach, South Ruislip, Ruislip, HA4 6RZ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£277,000

£263k - £291kHigh

Estimate

£277k

Range

£263k – £291k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

6.13%

Verdict

Derived from HomePortfolio scores

5 Vincent Court earns an INVESTIGATE rating with HP Score 59/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (75/100). 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

59/ 100

Mixed

Investment Score

69/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

75/ 100

High

Transit & Bike

Transit 42Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 2 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: the estimate sits 15% above the ask. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +15.2% (HIGH), sold-comps +14.5%, £/sqft +14.5%] → measured edge +0.50pp 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 12 Oct 2026
- valuation_snapshotsestimate for 10022796558· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 6.4%· as of 1 Nov 2026
Rental economics7.8/40
gross yield 6.1%; range width penalty ×0.87; the estimate this rent rides on sits 15% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 1200/mo (range 1100-1300)· as of 12 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this home· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -353/mo, -29% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 2 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 36 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 2 Nov 2026
Risk & liquidity14.6/15
422 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

£176,000£270,000

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£235,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £74,000
Net cash flow: £38/mo
Cash on cash: 0.6%
Score at this price: 25

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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 10022796558Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 6.4%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1300)Rental economics · as of 12 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 15% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 12 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advert

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 1200/mo (range 1100-1300)
Rental economics needs verification before you rely on it
sale estimate 15% 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£277,000

Rent Estimate (pcm)£1,200

Gross Yield6.13%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£199,000 (2014-05-27)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HA4 6RZ

Approval Rate

-12mo

Development

low

80297/APP/2026/2355
Erection of a single storey rear extension, which would extend beyond the rear wall of the original house by 4.00 metres, for which the maximum height would be 2.90 metres, and for which the height of the eaves would be 2.90 metres
Pending
66408/APP/2026/2199
Use of the vacant Youth Centre building and land as a day nursery and pre-school within Class E of the Use Class Order (as amended) along with provision of detached bin store, buggy and plant store and cycle shelter, insertion of new windows and doors at ground floor level on the eastern (side) elevation and minor modification to existing access.
Pending
80243/APP/2026/2089
Erection of a single storey rear extension, a single storey side extension, conversion of the existing garage into habitable use including replacement of the garage door with a window and door, and conversion of roof space to habitable use to include a rear facing hipped to gable end conversion.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-05-27
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density-

Owner Occupied53%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Bourne Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Deanesfield Primary School
0.6 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Queensmead School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ruislip High School
0.7 mi
Outstanding

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

40A Station Approach
-
£2.61M
-
Vincent Court, 44 Station Approach
-
£280k
-
40A Station Approach
-
£1.24M
-
Vincent Court, 44 Station Approach
-
£277k
-

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