8 Ellison Gardens, Southall, UB2 4EW

UPRN:12025541Terrace Property4 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (59)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo 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

£550,000

£495k - £605kMedium

Estimate

£550k

Range

£495k – £605k

Rent Estimate (pcm)

£3,600

£3k - £4k

Monthly

£3,600

Yield

8.15%

Verdict

Derived from HomePortfolio scores

8 Ellison Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (83/100). 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

72/ 100

High

Crime Score

37/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 46Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 31 Oct 2026

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

Valuation edge0/15
claims [AVM +3.6% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12025541· as of 9 Oct 2026
Rental economics24.7/40
gross yield 8.2%; range width penalty ×0.98
- valuation_snapshotsrent estimate 3600/mo (range 3400-3800)· as of 9 Oct 2026· verify before relying on this
Stress margin7.8/30
stressed cash flow +280/mo, +8% 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 31 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 366 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 31 Oct 2026
Risk & liquidity12.8/15
121 sales/12mo in area; valuation range width 20%
- 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 £437,000

£397,500£609,500

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£529,950

At the asking price

Monthly rent£3,600/mo

Evidenced range £3,400-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £176,783
Net cash flow: £704/mo
Cash on cash: 4.8%
Score at this price: 45

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.01 - 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 12025541Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3600/mo (range 3400-3800)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 31 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 31 Oct 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 3600/mo (range 3400-3800)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 366 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 £437,000 the deal stops scoring well.
Computed by re-running the score at higher prices.
4. 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.

Valuation & Market

Sale Estimate£550,000

Rent Estimate (pcm)£3,600

Gross Yield8.15%

1y Growth-

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price£300,000 (2016-09-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB2 4EW

Approval Rate

-12mo

Development

low

P/2026/3059
Erection of a single storey rear extension and demolition of existing extension.
Pending
P/2026/3060
Certificate of lawfulness for the proposed erection of a rear roof extension with hip to gable conversion with three front roof windows and Juliet balcony to the rear.
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 Change2016-09-30
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 Density13,750 /km²

Owner Occupied38%

Age Distribution

0-15 22%16-64 67%65+ 11%

View Area Profile

Schools Nearby

Clifton Primary School
0.1 mi
Outstanding
St Anselm's Catholic Primary School
0.2 mi
-
Featherstone High School
0.2 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Greenfields Nursery School and Children's Centre
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

18 Ellison Gardens
-
£650k
-
32 Ellison Gardens
-
£1.30M
-
36 Ellison Gardens
-
£535k
-
46 Ellison Gardens
-
£650k
-

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