5 Shadwell Drive, Northolt, UB5 6DB

UPRN:12032945Mid Terrace House3 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band CEPC: C (74)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£470,000

£423k - £518kMedium

Estimate

£470k

Range

£423k – £518k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

5.39%

Verdict

Derived from HomePortfolio scores

5 Shadwell Drive earns an INVESTIGATE rating with HP Score 73/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (73/100). 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

73/ 100

Mixed

Investment Score

78/ 100

High

Crime Score

43/ 100

Elevated

Walkability

73/ 100

High

Transit & Bike

Transit 36Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge-0.6/15
claims [AVM -16.0% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12032945· as of 9 Oct 2026
Rental economics3/40
gross yield 5.4%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2450/mo (range 2300-2600)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -628/mo, -26% 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: 0 price cut(s), 76 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 & liquidity12.8/15
221 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 sensitivity

£409,000£627,000

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£545,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,300-£2,600

Interest rate5.4%

Loan to value75%

Cash required: £182,050
Net cash flow: -£143/mo
Cash on cash: -0.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 12032945Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2300-2600)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 low
largely a single source - treat the number as a prompt, not a conclusion
Rental economics needs verification before you rely on it
rent estimate 2450/mo (range 2300-2600)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 76 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. 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£470,000

Rent Estimate (pcm)£2,450

Gross Yield5.39%

1y Growth-

3y Growth+0.6%

5y Growth-0.7%

10y Growth+2.1%

Last Sold Price£75,500 (1998-05-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1UB5 6DB

Approval Rate

-12mo

Development

low

263853PALHE
Single storey (Max 6m deep and Max 3.50m high) rear extension (42 days Prior Notification Process)
Pending
263782PALHE
Single storey (Max 6m deep and Max 3.40m high) rear extension (42 days Prior Notification Process)
Pending
263405FUL
Single storey detached outbuilding ancillary domestic use as home/office to a flat
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1998-05-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density13,549 /km²

Owner Occupied23%

Age Distribution

0-15 26%16-64 67%65+ 7%

View Area Profile

Schools Nearby

Gifford Primary School
0.3 mi
Outstanding
Grand Union Village School
0.4 mi
-
Greenford High School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.
Viking Primary School
0.6 mi
Good

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

View All Schools

Comparables

View All

6A Shadwell Drive
-
£355k
-
20 Shadwell Drive
-
£507k
-
20 Shadwell Drive
-
£507k
-
18 Shadwell Drive
-
£465k
-

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