4 Montague Waye, Southall, UB2 5PA

UPRN:12028009Terrace Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Mixed

Verdict

4 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£523,000

£496k - £549kHigh

Estimate

£523k

Range

£496k – £549k

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

7.70%

Verdict

Derived from HomePortfolio scores

4 Montague Waye earns an INVESTIGATE rating with HP Score 57/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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 NationsMarket 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

57/ 100

Mixed

Investment Score

68/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 47Bike 58

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM -1.3% (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 12028009· as of 9 Oct 2026
Rental economics20.8/40
gross yield 7.7%; range width penalty ×0.96
- valuation_snapshotsrent estimate 3400/mo (range 3200-3600)· as of 9 Oct 2026· verify before relying on this
Stress margin3.9/30
stressed cash flow +133/mo, +4% 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 30 Oct 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 357 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 sensitivityScores 70+ up to £411,000

£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£530,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,200-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £176,800
Net cash flow: £565/mo
Cash on cash: 3.8%
Score at this price: 39

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.90 - 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 12028009Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3400/mo (range 3200-3600)Rental economics · as of 9 Oct 2026 · verify before relying on this
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_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 3400/mo (range 3200-3600)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 357 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 £411,000 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£523,000

Rent Estimate (pcm)£3,400

Gross Yield7.70%

1y Growth-20.0%

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

0UB2 5PA

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
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
263724PTT
Sycamore tree, Index No T6, Remove as per 10785 Holm Oak tree, Tree index no T7 on attached report reference 10785, Remove Common Lime, Tree index T2 on attached report reference 10785, crown lift 5 metres, Lateral crown reduction
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)

14 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density13,323 /km²

Owner Occupied26%

Age Distribution

0-15 23%16-64 70%65+ 7%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

14 Montague Waye
-
£393k
-
8 Montague Waye
-
£491k
-
2 Montague Waye
-
£482k
-
5 Montague Waye
-
£415k
-

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