58 Florence Road, Southall, UB2 5HX

UPRN:12023717Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (63)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£582,000

£466k - £699kLow

Estimate

£582k

Range

£466k – £699k

Rent Estimate (pcm)

£3,800

£4k - £4k

Monthly

£3,800

Yield

8.29%

Verdict

Derived from HomePortfolio scores

58 Florence Road earns an INVESTIGATE rating with HP Score 74/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is excellent (92/100). 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

74/ 100

Mixed

Investment Score

77/ 100

High

Crime Score

51/ 100

Elevated

Walkability

92/ 100

Excellent

Transit & Bike

Transit 38Bike 61

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 [sold-comps -14.8%, £/sqft -14.7%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.4%· as of 29 Oct 2026
Rental economics26.1/40
gross yield 8.3%; range width penalty ×0.99
- valuation_snapshotsrent estimate 3800/mo (range 3600-4000)· as of 13 Oct 2026· verify before relying on this
Stress margin9/30
stressed cash flow +343/mo, +9% 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: 1 price cut(s), 38 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 & liquidity9.2/15
121 sales/12mo in area; valuation range width 40%
- 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 £440,000

£412,500£632,500

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£549,950

At the asking price

Monthly rent£3,800/mo

Evidenced range £3,600-£4,000

Interest rate5.4%

Loan to value75%

Cash required: £183,783
Net cash flow: £775/mo
Cash on cash: 5.1%
Score at this price: 44

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.05 - 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

property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 24.4%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 3800/mo (range 3600-4000)Rental economics · as of 13 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 3800/mo (range 3600-4000)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 38 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. 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. Set your walk-away price before viewing - above £440,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
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£582,000

Rent Estimate (pcm)£3,800

Gross Yield8.29%

1y Growth-27.2%

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price£213,000 (2005-10-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1UB2 5HX

Approval Rate

100%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
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

View Planning Timeline

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-10-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 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.
Greenfields Nursery School and Children's Centre
0.2 mi
Outstanding
Featherstone Primary and Nursery School
0.2 mi
OutstandingImproving
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

54 Florence Road
-
£530k
-
75 Florence Road
-
£335k
-
54 Florence Road
-
£490k
-
62 Florence Road
-
£430k
-

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