Flat 3, Seafox House, 2 Albacore Way, Hayes, UB3 2FQ

UPRN:10090331860Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: -EPC: B (82)

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

Flat 3, Seafox House, 2 Albacore Way, Hayes, UB3 2FQ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£307,000

£291k - £322kHigh

Estimate

£307k

Range

£291k – £322k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

5.81%

Verdict

Derived from HomePortfolio scores

Flat 3 earns an INVESTIGATE rating with HP Score 77/100. Investment score 71/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (72/100). 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

77/ 100

Strong

Investment Score

71/ 100

High

Crime Score

24/ 100

Moderate

Walkability

72/ 100

High

Transit & Bike

Transit 36Bike 59

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 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 -1.0% (HIGH), sold-comps -2.3%, £/sqft -2.2%] → 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 Nov 2026
- valuation_snapshotsestimate for 10090331860· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13%· as of 2 Nov 2026
Rental economics6/40
gross yield 5.8%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1500/mo (range 1400-1600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -423/mo, -28% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 284 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 11 Nov 2026
Risk & liquidity14.6/15
268 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

£232,500£356,500

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£310,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: -£8/mo
Cash on cash: -0.1%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 10090331860Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 11 comps, dispersion 13%Valuation edge · as of 2 Nov 2026
valuation_snapshotsrent estimate 1500/mo (range 1400-1600)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 1500/mo (range 1400-1600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 284 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£307,000

Rent Estimate (pcm)£1,500

Gross Yield5.81%

1y Growth-

3y Growth+4.4%

5y Growth+2.0%

10y Growth+5.1%

Last Sold Price£310,000 (2022-03-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB3 2FQ

Approval Rate

-12mo

Development

low

74992/APP/2026/2521
Non-material amendment to planning permission ref. 74992/APP/2022/2660, dated 29/03/2023 (Erection of one additional storey above the existing mixed-use building to create 3 no. residential apartments and changes to third floor fenestration.) to alter the proposal description of the approved development
Pending
58300/APP/2026/2514
Details pursuant to the discharge of Conditions 3 (landscape scheme) of planning permission ref. 58300/APP/2026/1582, dated 03-09-26 (Conversion of single dwelling into two flats)
Pending
80323/APP/2026/2491
Erection of a detached outbuilding to the rear for use as a gym/study (Application for a Certificate of Lawful Development for a Proposed Development)
Pending

View Planning Timeline

Ownership

Corporate Ownership57.6%
Overseas OwnershipNo
Lease Term Remaining174 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-03-16
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 Density6,078 /km²

Owner Occupied46%

Age Distribution

0-15 26%16-64 62%65+ 12%

View Area Profile

Schools Nearby

Lake Farm Park Academy
0.2 mi
Good
Dr Triplett's CofE Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Parkside Studio College
0.4 mi
Good
Rosedale College
0.4 mi
GoodConcerns

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

View All Schools

Comparables

View All

Seafox House, 4 Albacore Way
-
£115k
-
Seafox House, 2 Albacore Way
-
£330k
-
Seafox House, 4 Albacore Way
-
£230k
-
Seafox House, 2 Albacore Way
-
£310k
-

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