9B Thomas Barnardo Way, Barkingside, Ilford, IG6 1FY

UPRN:10093035932Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: -EPC: D (58)

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

9B Thomas Barnardo Way, Barkingside, Ilford, IG6 1FY

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

9B Thomas Barnardo Way earns an INVESTIGATE rating with HP Score 76/100. Crime intensity is moderate. Walkability is good (73/100). 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 coverageHM 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

76/ 100

Strong

Investment Score

No data

Crime Score

38/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 52Bike 45

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [sold-comps -6.0%, £/sqft -6.0%] → 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; AVM excluded (no market estimate available)
no market estimate available · snapshot 12 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.3%· as of 1 Nov 2026
Risk & liquidity9/15
213 sales/12mo in area
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 9.3%Valuation edge · as of 1 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Fill the rental economics gap before relying on the score.
no rent estimate available
2. Fill the stress margin gap before relying on the score.
no rent to stress
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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth+4.2%

3y Growth+0.7%

5y Growth+1.2%

10y Growth+2.7%

Last Sold Price£465,000 (2018-06-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0IG6 1FY

Approval Rate

-12mo

Development

low

2849/26
Single storey rear extension with a depth of 4.50 metres, highest point of 3.00 metres and height at the eaves of 3.00 metres.
Pending
2737/26
Demolish existing dwelling. Remove trees to facilitate the proposed development. Erection of a two storey building comprising six self-contained flats (two x 3-bedroom, two x 2-bedroom, one x 1-bedroom and one studio) and one (one x 3-bedroom) detached single dwelling house with associated landscaping, car and cycle parking, waste / refuse storage, balconies, private and communal amenity space and the formation of means of access to the highway. (Summary).
Pending
1754/25/03
Discharge of condition of approved permission 1754/25: Highways (Condition 5) (summary)
Pending

View Planning Timeline

Ownership

Corporate Ownership68.4%
Overseas OwnershipNo
Lease Term Remaining240 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2018-06-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,190

Population Density-

Owner Occupied62%

Age Distribution

0-15 21%16-64 63%65+ 16%

View Area Profile

Schools Nearby

Fullwood Primary School
0.2 mi
Outstanding
Avanti Court Primary School
0.3 mi
Good
Mossford Green Primary School
0.3 mi
Good
Ilford County High School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

11B Thomas Barnardo Way
-
£470k
-
Athlone House, 14 Thomas Barnardo Way
-
£240k
-
7A Thomas Barnardo Way
-
£440k
-
19A Thomas Barnardo Way
-
£420k
-

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