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

UPRN:10022801912Purpose Built Flat1 bedsBuilt 2003-2006

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

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

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£216,000

£173k - £259kLow

Estimate

£216k

Range

£173k – £259k

Rent Estimate (pcm)

£900

£850 - £1k

Monthly

£900

Yield

4.80%

Verdict

Derived from HomePortfolio scores

18 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 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 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

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

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£225,000

At the asking price

Monthly rent£900/mo

Evidenced range £850-£1,000

Interest rate5.4%

Loan to value75%

Cash required: £70,800
Net cash flow: -£136/mo
Cash on cash: -2.3%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£216,000

Rent Estimate (pcm)£900

Gross Yield4.80%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£190,000 (2013-10-11)

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

43278/APP/2026/2472
Erection of a rear conservatory
Pending
66236/APP/2026/2487
Erection of a single storey rear extension
Pending
43129/APP/2026/2470
Installation of awnings to the front and side elevation
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining107 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-10-11
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

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