Flat 18, Perivale Lodge, Perivale Lane, Perivale, Greenford, UB6 8TW

UPRN:12003676Flat/Maisonette2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band EEPC: C (77)

Data freshness:Price Paid· freshPlanning· 5mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

Flat 18, Perivale Lodge, Perivale Lane, Perivale, Greenford, UB6 8TW

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£920,000

£874k - £966kHigh

Estimate

£920k

Range

£874k – £966k

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

4.67%

Verdict

Derived from HomePortfolio scores

Flat 18 earns an INVESTIGATE rating with HP Score 64/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (65/100). 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

64/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

59/ 100

Elevated

Walkability

65/ 100

Moderate

Transit & Bike

Transit 45Bike 67

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 edge2.5/15
claims [AVM -0.5% (HIGH), sold-comps +22.4%, £/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 13 Oct 2026
- valuation_snapshotsestimate for 12003676· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.6%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.7%; range width penalty ×0.81
- valuation_snapshotsrent estimate 3600/mo (range 3250-3950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,386/mo, -39% 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), 100 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 & liquidity14.6/15
251 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

£694,000£1,064,000

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£925,000

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,250-£3,950

Interest rate5.4%

Loan to value75%

Cash required: £315,050
Net cash flow: -£630/mo
Cash on cash: -2.4%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.15 - 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 12003676Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 24.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 3600/mo (range 3250-3950)Rental economics · as of 13 Oct 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
rent estimate 3600/mo (range 3250-3950)
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£920,000

Rent Estimate (pcm)£3,600

Gross Yield4.67%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price£850,000 (2014-11-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1UB6 8TW

Approval Rate

-12mo

Development

low

263891PALHE
Single storey (Max 4.35m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263892PALHE
Single storey (Max 6m deep and Max 3.15m high) rear extension (42 days Prior Notification Process) following demolition of existing rear addition
Pending
263533PALHE
Single storey rear extension (max 6m deep and max 3.5m high) (42 Days Prior Approval Notification Process)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining87 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-11-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density4,064 /km²

Owner Occupied48%

Age Distribution

0-15 20%16-64 67%65+ 13%

View Area Profile

Schools Nearby

Selborne Primary School
0.5 mi
Outstanding
North Ealing Primary School
0.6 mi
Report card2026
Ofsted no longer awards a single overall grade.
Woodlands Academy
0.7 mi
Good
Vicar's Green Primary School
0.7 mi
Outstanding

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

View All Schools

Comparables

View All

The Beeches Perivale Lane
-
£1.44M
-
Perivale Lodge Perivale Lane
-
£497k
-
Perivale Lodge Perivale Lane
-
£330k
-
Newlands Perivale Lane
-
£950k
-

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