29 Vicarage Close, Northolt, UB5 5AD

UPRN:12035669Terrace Property1 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band CEPC: E (50)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£347,000

£329k - £364kHigh

Estimate

£347k

Range

£329k – £364k

Rent Estimate (pcm)

£1,800

£2k - £2k

Monthly

£1,800

Yield

7.20%

Verdict

Derived from HomePortfolio scores

29 Vicarage Close earns an INVESTIGATE rating with HP Score 72/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is limited (59/100). 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

72/ 100

Mixed

Investment Score

77/ 100

High

Crime Score

46/ 100

Elevated

Walkability

59/ 100

Moderate

Transit & Bike

Transit 50Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +13.5% (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 13 Oct 2026
- valuation_snapshotsestimate for 12035669· as of 13 Oct 2026
Rental economics16.2/40
gross yield 7.2%; range width penalty ×0.92
- valuation_snapshotsrent estimate 1800/mo (range 1700-1950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -73/mo, -4% 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 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 29 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 & liquidity14.6/15
221 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

£225,000£345,000

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£300,000

At the asking price

Monthly rent£1,800/mo

Evidenced range £1,700-£1,950

Interest rate5.4%

Loan to value75%

Cash required: £96,300
Net cash flow: £234/mo
Cash on cash: 2.9%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.78 - 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 12035669Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 1800/mo (range 1700-1950)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 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 1800/mo (range 1700-1950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 29 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£347,000

Rent Estimate (pcm)£1,800

Gross Yield7.20%

1y Growth-

3y Growth+0.6%

5y Growth-0.7%

10y Growth+2.1%

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

0UB5 5AD

Approval Rate

-12mo

Development

low

263989PALHE
Single storey (Max 6m deep and Max 3.15m high) rear extension (42 days Prior Notification Process)
Pending
263850PALHE
Single storey rear extension (max 6m deep and max 2.83 (following part demolition of rear extension) (42 Days Prior Approval Notification Process)
Pending
264010CND
Demolition Method Statement and Construction Management Plan pursuant to condition 13 of planning permission 242581FUL dated 04.11.2025 for 'Demolition of existing buildings and erection of two industrial and/or logistics buildings with flexible E(g)(iii), Class B2 and B8 uses with ancillary offices, with associated access, servicing, parking, landscaping, engineering/drainage works and associated works'
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
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 Density5,952 /km²

Owner Occupied47%

Age Distribution

0-15 23%16-64 66%65+ 11%

View Area Profile

Schools Nearby

Belvue School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Alec Reed Academy
0.4 mi
Good
John Chilton School
0.5 mi
GoodImproving
Willow Tree Primary School
0.5 mi
Good

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

6 Vicarage Close
-
£430k
-
16 Vicarage Close
-
£425k
-
11 Vicarage Close
-
£390k
-
34 Vicarage Close
-
£250k
-

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