60 Westbury Avenue, Southall, UB1 2UZ

UPRN:12043189Semi-Detached Property2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 4mo agoRisk· 5mo agoConnectivity· 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

20 of 21 sources

Sale Estimate

£418,000

£397k - £439kHigh

Estimate

£418k

Range

£397k – £439k

Rent Estimate (pcm)

£2,700

£3k - £3k

Monthly

£2,700

Yield

8.10%

Verdict

Derived from HomePortfolio scores

60 Westbury Avenue earns an INVESTIGATE rating with HP Score 80/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (85/100). 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

80/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

15/ 100

Moderate

Walkability

85/ 100

Excellent

Transit & Bike

Transit 31Bike 64

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

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£400,000

At the asking price

Monthly rent£2,700/mo

Evidenced range £2,550-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £131,300
Net cash flow: £519/mo
Cash on cash: 4.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.00 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£418,000

Rent Estimate (pcm)£2,700

Gross Yield8.10%

1y Growth-

3y Growth+1.0%

5y Growth+6.5%

10y Growth+3.6%

Last Sold Price£210,000 (2006-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0UB1 2UZ

Approval Rate

-12mo

Development

low

263853PALHE
Single storey (Max 6m deep and Max 3.50m high) rear extension (42 days Prior Notification Process)
Pending
263844PALHE
Single storey rear extension (max 6m deep and max 3.5m high) (42 Days Prior Approval Notification process)
Pending
263845PALHE
Single storey rear extension (max 6m deep and max 3m high) (42 Days Prior Approval Notification Process)
Pending

View Planning Timeline

Ownership

Corporate Ownership48.8%
Overseas OwnershipNo
Lease Term Remaining78 yrs
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density11,218 /km²

Owner Occupied67%

Age Distribution

0-15 18%16-64 68%65+ 14%

View Area Profile

Schools Nearby

Lady Margaret Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Durdans Park Primary School
0.3 mi
Good
Greenford High School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Ravenor 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

63 Westbury Avenue
-
£440k
-
50 Westbury Avenue
-
£540k
-
81 Westbury Avenue
-
£363k
-
72 Westbury Avenue
-
£485k
-

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