22 The Grange, The Knoll, London, W13 8JJ

UPRN:12004654-Beds -Built 1967-1975

Tenure: -Council Tax: Band EEPC: C (70)

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

22 The Grange, The Knoll, London, W13 8JJ

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

£590,000

£472k - £708kLow

Estimate

£590k

Range

£472k – £708k

Rent Estimate (pcm)

£2,300

£2k - £3k

Monthly

£2,300

Yield

6.13%

Verdict

Derived from HomePortfolio scores

22 The Grange earns an INVESTIGATE rating with HP Score 83/100. Investment score 74/100 reflects strong fundamentals. Crime intensity is very low. Walkability is good (79/100). 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)Defra 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

83/ 100

Strong

Investment Score

74/ 100

High

Crime Score

13/ 100

Low

Walkability

79/ 100

High

Transit & Bike

Transit 41Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics7.3/40
gross yield 6.1%; range width penalty ×0.81; the estimate this rent rides on sits 24% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2300/mo (range 2050-2500)· as of 10 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this home· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -338/mo, -15% 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
Risk & liquidity9.2/15
248 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£450,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,050-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £74/mo
Cash on cash: 0.6%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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_snapshotsrent estimate 2300/mo (range 2050-2500)Rental economics · as of 10 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 24% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 10 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
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2300/mo (range 2050-2500)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
4. 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£590,000

Rent Estimate (pcm)£2,300

Gross Yield6.13%

1y Growth-6.6%

3y Growth-2.8%

5y Growth+0.6%

10y Growth+1.4%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1W13 8JJ

Approval Rate

-12mo

Development

low

263941PALHE
Single storey (Max 4.50m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263856PTC
T1 Oak: Reduce all aspects by 25% approx 2-3m from the height and width to previous points of reduction
Pending
263846PTC
5DD T1- removal Crack willow
Pending

View Planning Timeline

Ownership

Corporate Ownership57.5%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density6,604 /km²

Owner Occupied41%

Age Distribution

0-15 15%16-64 68%65+ 17%

View Area Profile

Schools Nearby

Notting Hill & Ealing High School GDST
0.1 mi
Inspected by ISI
St Benedict's School
0.3 mi
Inspected by ISI
Avenue House School
0.3 mi
Inspected by ISI
North Ealing Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

1 of 6 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

The Grange The Knoll
-
£550k
-
The Grange The Knoll
-
£488k
-
The Grange The Knoll
-
£488k
-
The Grange The Knoll
-
£523k
-

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