29 Rhyl Road, Perivale, Greenford, UB6 8LD

UPRN:12065152Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: D (56)

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

29 Rhyl Road, Perivale, Greenford, UB6 8LD

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

19 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

5.39%

Verdict

Derived from HomePortfolio scores

29 Rhyl Road earns an INVESTIGATE rating with HP Score 62/100. Investment score 55/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (53/100). 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

62/ 100

Mixed

Investment Score

55/ 100

Moderate

Crime Score

50/ 100

Elevated

Walkability

53/ 100

Moderate

Transit & Bike

Transit 40Bike 64

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 28 Oct 2026

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

Valuation edge0/15
claims [AVM +3.0% (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 12065152· as of 13 Oct 2026
Rental economics2.6/40
gross yield 5.4%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2450/mo (range 2250-2700)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 28 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -628/mo, -26% 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 28 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 204 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 28 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

£409,000£627,000

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£545,000

At the asking price

Monthly rent£2,450/mo

Evidenced range £2,250-£2,700

Interest rate5.4%

Loan to value75%

Cash required: £182,050
Net cash flow: -£143/mo
Cash on cash: -0.9%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.33 - 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 12065152Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2450/mo (range 2250-2700)Rental economics · as of 13 Oct 2026 · verify before relying on this
listing_factslisting text signals condition works - budget before trusting any yieldRental economics · as of 28 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 28 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 28 Oct 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 2450/mo (range 2250-2700)
Rental economics needs verification before you rely on it
listing text signals condition works - budget before trusting any yield

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£562,000

Rent Estimate (pcm)£2,450

Gross Yield5.39%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0UB6 8LD

Approval Rate

-12mo

Development

low

263892PALHE
Single storey (Max 6m deep and Max 3.15m high) rear extension (42 days Prior Notification Process) following demolition of existing rear addition
Pending
263533PALHE
Single storey rear extension (max 6m deep and max 3.5m high) (42 Days Prior Approval Notification Process)
Pending
263386PALHE
Single storey rear extension (max 6m deep and max 3.95m high) (following demolition of existing rear conservatory) (42 Days Prior Approval Notification Process)
Approved

View Planning Timeline

Ownership

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

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density-

Owner Occupied47%

Age Distribution

0-15 20%16-64 68%65+ 12%

View Area Profile

Schools Nearby

Selborne Primary School
0.2 mi
Outstanding
Ealing Primary Centre
0.6 mi
-
Oldfield Primary School
0.7 mi
Report card2026
Ofsted no longer awards a single overall grade.
William Perkin Church of England High School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

2 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

18 Rhyl Road
-
£530k
-
26 Rhyl Road
-
£532k
-
39 Rhyl Road
-
£592k
-
5 Rhyl Road
-
£530k
-

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