10 Windmill Court, 4 West Way, Ruislip, HA4 8FG

UPRN:10022801904Purpose Built Flat1 bedsBuilt 2007-2011

LeaseholdCouncil Tax: Band CEPC: B (81)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

10 Windmill Court, 4 West Way, Ruislip, HA4 8FG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£242,000

£230k - £254kHigh

Estimate

£242k

Range

£230k – £254k

Rent Estimate (pcm)

£1,050

£950 - £1k

Monthly

£1,050

Yield

5.04%

Verdict

Derived from HomePortfolio scores

10 Windmill Court earns an INVESTIGATE rating with HP Score 70/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (32/100). 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 NationsMarket 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

69/ 100

Moderate

Crime Score

25/ 100

Moderate

Walkability

32/ 100

Mixed

Transit & Bike

Transit 70Bike 32

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -3.3% (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 10022801904· as of 9 Oct 2026
Rental economics0.3/40
gross yield 5.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1050/mo (range 950-1100)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -537/mo, -51% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 260 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 6 Nov 2026
Risk & liquidity14.7/15
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

£187,500£287,500

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£250,000

At the asking price

Monthly rent£1,050/mo

Evidenced range £950-£1,100

Interest rate5.4%

Loan to value75%

Cash required: £78,800
Net cash flow: -£117/mo
Cash on cash: -1.8%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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 10022801904Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 1050/mo (range 950-1100)Rental economics · as of 9 Oct 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1050/mo (range 950-1100)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 260 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£242,000

Rent Estimate (pcm)£1,050

Gross Yield5.04%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£272,000 (2019-01-14)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 8FG

Approval Rate

-12mo

Development

low

78935/APP/2026/2430
Non-material amendment to planning permission ref. 78935/APP/2025/2287, dated 16-01-26 (Creation of 5no. self-contained flats with associated cycle and bin storage, following the change of use of first floor from office (Class E) to residential (Class C3), the erection of a two storey rear extension and alterations to rear building at first floor level and the retention and reconfiguration of the Class E unit at ground floor level with alterations to fenestration.) to reconfigure the commercial unit at the ground floor and relocate the cycle storage.
Pending
74783/APP/2026/2404
Demolition of conservatory and erection of single storey rear and part double storey side extensions.
Pending
75052/APP/2026/2347
Erection of a two-storey, two-bedroom dwelling, with associated parking and amenity space, including demolition of existing garages at land to the rear of 229 Victoria Road.
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining107 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-01-14
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density-

Owner Occupied56%

Age Distribution

0-15 18%16-64 64%65+ 18%

View Area Profile

Schools Nearby

Warrender Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bishop Ramsey Church of England School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Lady Bankes Primary School
0.5 mi
Outstanding
Sacred Heart Catholic Primary School
0.6 mi
Outstanding

1 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Windmill Court, 4 West Way
-
£114k
-
Windmill Court, 4 West Way
-
£330k
-
Windmill Court, 4 West Way
-
£102k
-
Windmill Court, 4 West Way
-
£275k
-

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