17 Quadrates Apartments, 104 Pembroke Road, Ruislip, HA4 8FU

UPRN:10095325445Purpose Built Flat1 bedsBuilt 2012 onwards

LeaseholdCouncil Tax: Band CEPC: B (81)

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

17 Quadrates Apartments, 104 Pembroke Road, Ruislip, HA4 8FU

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£272,000

£258k - £285kHigh

Estimate

£272k

Range

£258k – £285k

Rent Estimate (pcm)

£1,150

£1k - £1k

Monthly

£1,150

Yield

5.63%

Verdict

Derived from HomePortfolio scores

17 Quadrates Apartments earns an INVESTIGATE rating with HP Score 81/100. Investment score 70/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (84/100). 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 listingsMarket 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

81/ 100

Strong

Investment Score

70/ 100

High

Crime Score

25/ 100

Moderate

Walkability

84/ 100

High

Transit & Bike

Transit 76Bike 45

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 9 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +9.9% (HIGH), sold-comps +22.5%, £/sqft +22.4%] → measured edge +0.50pp 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 10095325445· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.7%· as of 23 Oct 2026
Rental economics4.3/40
gross yield 5.6%; range width penalty ×0.85
- valuation_snapshotsrent estimate 1150/mo (range 1050-1250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -403/mo, -35% 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 9 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 119 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 9 Nov 2026
Risk & liquidity14.7/15
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

£184,000£282,000

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£245,000

At the asking price

Monthly rent£1,150/mo

Evidenced range £1,050-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £77,200
Net cash flow: -£31/mo
Cash on cash: -0.5%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 10095325445Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 13.7%Valuation edge · as of 23 Oct 2026
valuation_snapshotsrent estimate 1150/mo (range 1050-1250)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 9 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 9 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 1150/mo (range 1050-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 119 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
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£272,000

Rent Estimate (pcm)£1,150

Gross Yield5.63%

1y Growth-

3y Growth+2.8%

5y Growth+2.0%

10y Growth+2.2%

Last Sold Price£312,000 (2022-10-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HA4 8FU

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 Remaining243 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2022-10-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

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
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lady Bankes Primary School
0.4 mi
Outstanding
Bishop Ramsey Church of England School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
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

Quadrate Apartments, 104 Pembroke Road
-
£280k
-
Quadrate Apartments, 104 Pembroke Road
-
£305k
-
Quadrate Apartments, 104 Pembroke Road
-
£315k
-
Quadrate Apartments, 104 Pembroke Road
-
£313k
-

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