167 Western Road, Southall, UB2 5HP

UPRN:12023641Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: C (73)

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

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£478,000

£454k - £502kHigh

Estimate

£478k

Range

£454k – £502k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

8.09%

Verdict

Derived from HomePortfolio scores

167 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)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

76/ 100

Strong

Investment Score

81/ 100

High

Crime Score

51/ 100

Elevated

Walkability

97/ 100

Excellent

Transit & Bike

Transit 41Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 30 Oct 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 +3.8% (HIGH), sold-comps +11.4%, £/sqft +11.4%] → 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 Oct 2026
- valuation_snapshotsestimate for 12023641· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.8%· as of 22 Oct 2026
Rental economics5.9/40
gross yield 5.7% on contractual rent (listing-disclosed tenancy)
- listing_factscontractual rent 2200/mo (tenanted)· as of 30 Oct 2026
Stress margin0/30
stressed cash flow -454/mo, -21% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 30 Oct 2026
Seller motivationNot scored
context, not scored: 3 price cut(s), 296 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 30 Oct 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 sensitivity

£345,000£529,000

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£460,000

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,950-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £152,300
Net cash flow: £594/mo
Cash on cash: 4.7%
Score at this price: 23

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - 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 12023641Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 16.8%Valuation edge · as of 22 Oct 2026
listing_factscontractual rent 2200/mo (tenanted)Rental economics · as of 30 Oct 2026
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligence

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Seller motivation could not be scored
context, not scored: 3 price cut(s), 296 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 →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
3 price cut(s) recorded on the listing history.
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£478,000

Rent Estimate (pcm)£3,100

Gross Yield8.09%

1y Growth-

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price£66,950 (1998-06-15)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB2 5HP

Approval Rate

-12mo

Development

low

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
P/2026/2986
Non material amendment to remove the wording consent sought for temporary period ending 21 December 2027 from planning permission 01032/E/P48 (P/2020/2769) approved 09/02/2022 for the erection of construction and demolition waste recycling facility, concrete batching plant and associated weighbridge, weighbridge office, site office and welfare facilities, storage bays, substation, car and HGV parking and other ancillary structures, and use of land for fleet parking (works applied for retrospectively). Consent sought for temporary period ending 21 December 2027.
Pending
P/2026/2749
Certificate of lawfulness for the proposed erection of a rear roof extension with two front roof windows to the house.
Pending

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-06-15
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 Primary and Nursery School
0.2 mi
OutstandingImproving
Featherstone High School
0.3 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Greenfields Nursery School and Children's Centre
0.3 mi
Outstanding
Clifton Primary School
0.5 mi
Outstanding

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

View All Schools

Comparables

View All

163A Western Road
-
£180k
-
171 Western Road
-
£405k
-
177 Western Road
-
£395k
-
171 Western Road
-
£301k
-

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