135 Northcote Avenue, Southall, UB1 2BA

UPRN:12030574Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£528,000

£502k - £555kHigh

Estimate

£528k

Range

£502k – £555k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

7.43%

Verdict

Derived from HomePortfolio scores

135 Northcote Avenue earns an INVESTIGATE rating with HP Score 77/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (95/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

68/ 100

Moderate

Crime Score

35/ 100

Moderate

Walkability

95/ 100

Excellent

Transit & Bike

Transit 36Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesListing checked 5 Nov 2026

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

Valuation edge0/15
claims [AVM +0.6% (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 10 Oct 2026
- valuation_snapshotsestimate for 12030574· as of 10 Oct 2026
Rental economics17.9/40
gross yield 7.4%; range width penalty ×0.92
- valuation_snapshotsrent estimate 3250/mo (range 3050-3500)· as of 10 Oct 2026· verify before relying on this
Stress margin1.4/30
stressed cash flow +44/mo, +1% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 28 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 5 Nov 2026
Risk & liquidity14.6/15
126 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

£394,000£604,000

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£525,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £3,050-£3,500

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: £478/mo
Cash on cash: 3.3%
Score at this price: 34

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.83 - 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 12030574Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3250/mo (range 3050-3500)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 3250/mo (range 3050-3500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 28 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. 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£528,000

Rent Estimate (pcm)£3,250

Gross Yield7.43%

1y Growth-

3y Growth+1.0%

5y Growth+6.5%

10y Growth+3.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1UB1 2BA

Approval Rate

100%12mo

Development

low

263990PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263845PALHE
Single storey rear extension (max 6m deep and max 3m high) (42 Days Prior Approval Notification Process)
Pending
263827PALHE
Single storey (Max 6m deep and Max 3.30m high) rear extension (42 days Prior Notification Process)
Pending

View Planning Timeline