4 Wincombe Court, 2 Ellis Close, Ruislip, HA4 8FR

UPRN:10022805461Purpose Built Flat2 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band DEPC: C (80)

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

4 Wincombe Court, 2 Ellis Close, Ruislip, HA4 8FR

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

18 of 21 sources

Sale Estimate

£390,000

£371k - £410kHigh

Estimate

£390k

Range

£371k – £410k

Rent Estimate (pcm)

£1,650

£2k - £2k

Monthly

£1,650

Yield

4.83%

Verdict

Derived from HomePortfolio scores

4 Wincombe Court earns an INVESTIGATE rating with HP Score 75/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (58/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 30Bike 42

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead 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: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [AVM -5.1% (HIGH), sold-comps -19.5%, £/sqft -19.5%] → 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 12 Oct 2026
- valuation_snapshotsestimate for 10022805461· as of 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.8%· as of 6 Nov 2026
Rental economics0/40
gross yield 4.8%; range width penalty ×0.90
- valuation_snapshotsrent estimate 1650/mo (range 1550-1800)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -647/mo, -39% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 1 price cut(s), 454 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

£307,500£471,500

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£410,000

At the asking price

Monthly rent£1,650/mo

Evidenced range £1,550-£1,800

Interest rate5.4%

Loan to value75%

Cash required: £134,800
Net cash flow: -£241/mo
Cash on cash: -2.1%
Score at this price: 15

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.

Evidence

Where every number comes from

valuation_snapshotsestimate for 10022805461Valuation edge · as of 12 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.8%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1650/mo (range 1550-1800)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 2 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 1650/mo (range 1550-1800)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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£390,000

Rent Estimate (pcm)£1,650

Gross Yield4.83%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£380,000 (2021-06-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA4 8FR

Approval Rate

-12mo

Development

low

78805/APP/2026/2459
Erection of rear/side extension, front porch and installation of solar panels to existing side and rear roof slopes.
Pending
79695/APP/2026/2257
Non-material amendment to planning permission ref. 79695/APP/2025/3102, dated 03-02-26 (Erection of a two storey side extension, single storey rear, amendments to fenestrations and demolition of existing conservatory and side garage.) to replace approved window frames.
Approved
80271/APP/2026/2242
Demolition of rear conservatory and proposed single-storey rear extension; front single-storey extension with pitched roof and covered porch; extension of existing detached garage
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining107 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2021-06-28
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£36,429

Population Density3,677 /km²

Owner Occupied74%

Age Distribution

0-15 20%16-64 60%65+ 20%

View Area Profile

Schools Nearby

Coteford Infant School
0.0 mi
Good
Coteford Junior School
0.3 mi
Inspected as Coteford Junior School (URN 102374) on 20 Oct 2009
Pinn River School
0.3 mi
Inspected as Grangewood School (URN 138157) on 29 Apr 2025
Bishop Ramsey Church of England School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.

3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Wincombe Court, 2 Ellis Close
-
£380k
-
Wincombe Court, 2 Ellis Close
-
£390k
-
Wincombe Court, 2 Ellis Close
-
£383k
-
Wincombe Court, 2 Ellis Close
-
£365k
-

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