1 Purcell Road, Greenford, UB6 9HY

UPRN:12042815End Terrace House5 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band FEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 3mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£755,000

£604k - £906kLow

Estimate

£755k

Range

£604k – £906k

Rent Estimate (pcm)

£3,300

£3k - £4k

Monthly

£3,300

Yield

4.80%

Verdict

Derived from HomePortfolio scores

1 Purcell Road earns an INVESTIGATE rating with HP Score 75/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (68/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

61/ 100

Moderate

Crime Score

20/ 100

Moderate

Walkability

68/ 100

Moderate

Transit & Bike

Transit 23Bike 46

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.8%; range width penalty ×0.84
- valuation_snapshotsrent estimate 3300/mo (range 3000-3600)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,185/mo, -36% 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 5 Nov 2026
Risk & liquidity9.2/15
251 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£825,000

At the asking price

Monthly rent£3,300/mo

Evidenced range £3,000-£3,600

Interest rate5.4%

Loan to value75%

Cash required: £280,050
Net cash flow: -£500/mo
Cash on cash: -2.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.19 - below 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_snapshotsrent estimate 3300/mo (range 3000-3600)Rental economics · as of 13 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 Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 3300/mo (range 3000-3600)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£755,000

Rent Estimate (pcm)£3,300

Gross Yield4.80%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

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

1UB6 9HY

Approval Rate

100%12mo

Development

low

263853PALHE
Single storey (Max 6m deep and Max 3.50m 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
263844PALHE
Single storey rear extension (max 6m deep and max 3.5m high) (42 Days Prior Approval Notification process)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change-
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 Density-

Owner Occupied72%

Age Distribution

0-15 18%16-64 66%65+ 16%

View Area Profile

Schools Nearby

Stanhope Primary School
0.4 mi
Good
Allenby Primary School
0.4 mi
Good
Lady Margaret Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Greenford High School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

3 of 14 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

7 Purcell Road
-
£550k
-
31 Purcell Road
-
£646k
-
18 Purcell Road
-
£430k
-
4 Purcell Road
-
£370k
-

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