2 Mersey Walk, Northolt, UB5 6TH

UPRN:12045349Purpose Built Flat2 bedsBuilt 1967-1975

LeaseholdCouncil Tax: Band CEPC: C (70)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 3mo 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

18 of 21 sources

Sale Estimate

£338,000

£321k - £355kHigh

Estimate

£338k

Range

£321k – £355k

Rent Estimate (pcm)

£1,700

£2k - £2k

Monthly

£1,700

Yield

6.00%

Verdict

Derived from HomePortfolio scores

2 Mersey Walk earns an INVESTIGATE rating with HP Score 78/100. Investment score 85/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (73/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

85/ 100

Excellent

Crime Score

31/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 44Bike 61

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -0.6% (HIGH), sold-comps -12.6%, £/sqft -12.4%] → 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 9 Oct 2026
- valuation_snapshotsestimate for 12045349· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%· as of 22 Oct 2026
Rental economics7.2/40
gross yield 6.0%; range width penalty ×0.91
- valuation_snapshotsrent estimate 1700/mo (range 1600-1850)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -315/mo, -19% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 113 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 3 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

£255,000£391,000

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£340,000

At the asking price

Monthly rent£1,700/mo

Evidenced range £1,600-£1,850

Interest rate5.4%

Loan to value75%

Cash required: £110,300
Net cash flow: £29/mo
Cash on cash: 0.3%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.48 - 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 12045349Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.8%Valuation edge · as of 22 Oct 2026
valuation_snapshotsrent estimate 1700/mo (range 1600-1850)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 2026

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 1700/mo (range 1600-1850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 113 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£338,000

Rent Estimate (pcm)£1,700

Gross Yield6.00%

1y Growth-

3y Growth+0.6%

5y Growth-0.7%

10y Growth+2.1%

Last Sold Price£176,200 (2011-04-28)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB5 6TH

Approval Rate

-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
263786PALHE
Single storey (Max 6m deep and Max 3.00m high) rear extension (42 days Prior Notification Process)
Pending

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining143 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2011-04-28
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 Density5,932 /km²

Owner Occupied37%

Age Distribution

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

View Area Profile

Schools Nearby

Gifford Primary School
0.1 mi
Outstanding
Ravenor Primary School
0.3 mi
Good
Belvue 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.

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

View All Schools

Comparables

View All

6 Mersey Walk
-
£251k
-
3 Mersey Walk
-
£215k
-
2 Mersey Walk
-
£176k
-
3 Mersey Walk
-
£175k
-

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