Flat 12, Gardner House, The Broadway, Southall, UB1 1PJ

UPRN:12000039Flat/Maisonette3 bedsBuilt 1950-1966

LeaseholdCouncil Tax: Band BEPC: D (56)

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

Flat 12, Gardner House, The Broadway, Southall, UB1 1PJ

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£307,000

£276k - £338kMedium

Estimate

£307k

Range

£276k – £338k

Rent Estimate (pcm)

£1,400

£1k - £2k

Monthly

£1,400

Yield

4.87%

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 77/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (83/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

66/ 100

Moderate

Crime Score

26/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 22Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 5 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 edge1.1/15
claims [AVM -12.4% (MEDIUM), sold-comps +2.0%, £/sqft +2.1%] → measured edge +0.22pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12000039· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.9%· as of 19 Oct 2026
Rental economics10.6/40
gross yield 6.3% on contractual rent (listing-disclosed tenancy); contractual 2200/mo far above the 1400/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 2200/mo (tenanted)· as of 5 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -248/mo, -14% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 43 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 5 Nov 2026
Risk & liquidity12.8/15
126 sales/12mo in area; valuation range width 20%
- 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

£259,000£396,500

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£345,000

At the asking price

Monthly rent£1,400/mo

Evidenced range £1,300-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £112,050
Net cash flow: -£195/mo
Cash on cash: -2.1%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 12000039Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 12.9%Valuation edge · as of 19 Oct 2026
listing_factscontractual rent 2200/mo (tenanted)Rental economics · as of 5 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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
contractual rent 2200/mo (tenanted)
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. 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£307,000

Rent Estimate (pcm)£1,400

Gross Yield4.87%

1y Growth-

3y Growth+1.0%

5y Growth+6.5%

10y Growth+3.6%

Last Sold Price£188,000 (2014-10-02)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0UB1 1PJ

Approval Rate

-12mo

Development

low

263990PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263749NMA
Application for a Non-Material Amendment in (S96a) seeking to allow to alter the exterior appearance in relation to planning permission reference 253558FUL dated 28/01/2026 for: Construction of temporary building to be used as a food store (Use Class E) for up to 15 years
Pending
263697PALHE
Single storey (Max 6m deep and Max 2.93m high) rear extension (42 days Prior Notification Process)
Pending

View Planning Timeline