Flat 1, Barrel Court, 377 Botwell Lane, Hayes, UB3 2GF

UPRN:10095322437Flat/MaisonetteBeds -Built 2021

Tenure: -Council Tax: Band BEPC: E (51)

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

Flat 1, Barrel Court, 377 Botwell Lane, Hayes, UB3 2GF

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£286,000

£229k - £343kLow

Estimate

£286k

Range

£229k – £343k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

0.47%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 72/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (68/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

22/ 100

Moderate

Walkability

68/ 100

Moderate

Transit & Bike

Transit 32Bike 60

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

asking price missing or outside scoring range

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£3,600,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,500

Interest rate5.4%

Loan to value75%

Cash required: £1,427,050
Net cash flow: -£11,181/mo
Cash on cash: -9.4%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.12 - 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£286,000

Rent Estimate (pcm)£1,400

Gross Yield0.47%

1y Growth-

3y Growth+4.4%

5y Growth+2.0%

10y Growth+5.1%

Last Sold Price£255,000 (2021-07-20)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB3 2GF

Approval Rate

-12mo

Development

low

64863/APP/2026/2441
Conversion of roof space to habitable use to include a rear dormer and 3 front roof lights on the front slopping roof (Application for a Certificate of Lawful Development for a Proposed Development).
Pending
80054/APP/2026/2375
Details pursuant to the discharge of Condition 5 (Play Area Management and Maintenance Plan) of planning permission ref. 80054/APP/2026/1117, dated 09-07-2026 (Remodelling of park space including soft landscaping, hard surfacing, a fenced play area and other associated works.)
Pending
80087/APP/2026/2310
Erection of a first-floor rear extension, loft conversion including rear dormers, a side dormer, and three front and one side roof lights, together with internal alterations and cycle storage.
Pending

View Planning Timeline