60 Greenway Gardens, Greenford, UB6 9TX

UPRN:12044844Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band DEPC: C (75)

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

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£562,000

£534k - £590kHigh

Estimate

£562k

Range

£534k – £590k

Rent Estimate (pcm)

£2,450

£2k - £3k

Monthly

£2,450

Yield

4.32%

Verdict

Derived from HomePortfolio scores

60 Greenway Gardens earns an INVESTIGATE rating with HP Score 70/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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

70/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 45Bike 57

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-1.6/15
claims [AVM -21.0% (HIGH)] → measured edge -0.33pp 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12044844· as of 9 Oct 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2450/mo (range 2250-2700)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,198/mo, -49% 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), 85 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 & liquidity14.6/15
251 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

£510,000£782,000

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£680,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £229,300
Net cash flow: -£599/mo
Cash on cash: -3.1%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.07 - 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_snapshotsestimate for 12044844Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2250-2700)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 2250-2700)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 85 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£562,000

Rent Estimate (pcm)£2,450

Gross Yield4.32%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price£119,000 (1999-05-24)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1UB6 9TX

Approval Rate

100%12mo

Development

low

263895PALHE
Single storey (Max 6m deep and Max 3.4m high) rear extension (42 days Prior Notification Process)
Pending
263865PTT
TPO234 T1 Oak - Fell Replacement Oak.
Pending
263853PALHE
Single storey (Max 6m deep and Max 3.50m high) rear extension (42 days Prior Notification Process)
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1999-05-24
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density8,814 /km²

Owner Occupied63%

Age Distribution

0-15 22%16-64 64%65+ 14%

View Area Profile

Schools Nearby

Ravenor Primary School
0.1 mi
Good
Greenford High School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Gifford Primary School
0.3 mi
Outstanding
Belvue School
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

69A Greenway Gardens
-
£675k
-
69 Greenway Gardens
-
£640k
-
78 Greenway Gardens
-
£525k
-
82 Greenway Gardens
-
£560k
-

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