124 Western Road, Southall, UB2 5EA

UPRN:12023267Terrace Property4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£512,000

£487k - £538kHigh

Estimate

£512k

Range

£487k – £538k

Rent Estimate (pcm)

£3,350

£3k - £4k

Monthly

£3,350

Yield

7.96%

Verdict

Derived from HomePortfolio scores

124 Western Road earns an INVESTIGATE rating with HP Score 76/100. Investment score 81/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

76/ 100

Strong

Investment Score

81/ 100

High

Crime Score

51/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 33Bike 71

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 4 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Valuation edge0/15
claims [AVM +1.4% (HIGH)] → measured edge +0.00pp 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 Oct 2026
- valuation_snapshotsestimate for 12023267· as of 9 Oct 2026
Rental economics22.8/40
gross yield 8.0%; range width penalty ×0.96
- valuation_snapshotsrent estimate 3350/mo (range 3150-3550)· as of 9 Oct 2026· verify before relying on this
Stress margin6/30
stressed cash flow +202/mo, +6% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 243 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 4 Nov 2026
Risk & liquidity14.6/15
121 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 sensitivityScores 70+ up to £404,000

£379,000£581,000

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£505,000

At the asking price

Monthly rent£3,350/mo

Evidenced range £3,150-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £168,050
Net cash flow: £615/mo
Cash on cash: 4.4%
Score at this price: 43

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.97 - 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 12023267Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3350/mo (range 3150-3550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 3350/mo (range 3150-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 243 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. Set your walk-away price before viewing - above £404,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£512,000

Rent Estimate (pcm)£3,350

Gross Yield7.96%

1y Growth-

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

12UB2 5EA

Approval Rate

100%12mo

Development

low

P/2026/3068
Certificate of Lawfulness for the Existing Continued Use as a Five Bedroom House in Multiple Occupation (HMO).
Pending
P/2026/3044
Formation of vehicular access to the front of the property.
Pending
PA/2026/3012
Ground floor rear extension 4.00 metres deep, maximum height of 2.50 metres, 2.50 metres high to the eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

11 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density11,402 /km²

Owner Occupied41%

Age Distribution

0-15 24%16-64 66%65+ 10%

View Area Profile

Schools Nearby

Featherstone High School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Featherstone Primary and Nursery School
0.2 mi
OutstandingImproving
Greenfields Nursery School and Children's Centre
0.3 mi
Outstanding
Clifton Primary School
0.4 mi
Outstanding

2 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

118 Western Road
-
£100k
-
120 - 122 Western Road
-
£100k
-
132 Western Road
-
£480k
-
132 Western Road
-
£331k
-

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