21 Drew Gardens, Greenford, UB6 7QF

UPRN:12066070Semi-Detached House3 bedsBuilt 1930-1949

Tenure: -Council Tax: Band EEPC: D (68)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£580,000

£522k - £638kMedium

Estimate

£580k

Range

£522k – £638k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

5.61%

Verdict

Derived from HomePortfolio scores

21 Drew Gardens earns an INVESTIGATE rating with HP Score 74/100. Investment score 60/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (58/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

74/ 100

Mixed

Investment Score

60/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

58/ 100

Moderate

Transit & Bike

Transit 27Bike 61

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£545,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,300-£2,750

Interest rate5.4%

Loan to value75%

Cash required: £182,050
Net cash flow: -£74/mo
Cash on cash: -0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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£580,000

Rent Estimate (pcm)£2,550

Gross Yield5.61%

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 7QF

Approval Rate

-12mo

Development

low

26/2720
Demolition of rear outbuilding and conversion of 2x self-contained flats into 3x self-contained flats, single storey side extension, first floor side to rear extension, rear dormer extension, 4x front rooflights and 1x rear rooflight, replacement of 1x window to rear elevation, removal of 1x chimney stack, internal reconfiguration, refuse storage to front and cycle storage to rear, creation of 1x vehicle parking space to the front forecourt, addition of side access gate and associated landscaping to front and rear.
Pending
263683PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263568PALHE
Single storey rear extension (max 3.6m deep and max 3.4m high) (42 Days Prior Approval Notification Process)
Pending

View Planning Timeline