74 Sarsfield Road, Perivale, Greenford, UB6 7AG

UPRN:12087107End Terrace House3 bedsBuilt 1900-1929

Tenure: -Council Tax: Band DEPC: D (62)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

74 Sarsfield Road, Perivale, Greenford, UB6 7AG

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£586,000

£557k - £616kHigh

Estimate

£586k

Range

£557k – £616k

Rent Estimate (pcm)

£2,550

£2k - £3k

Monthly

£2,550

Yield

4.53%

Verdict

Derived from HomePortfolio scores

74 Sarsfield Road earns an INVESTIGATE rating with HP Score 67/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (79/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

61/ 100

Elevated

Walkability

79/ 100

High

Transit & Bike

Transit 28Bike 69

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 12 Nov 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 -15.2% (HIGH), sold-comps -2.9%, £/sqft -2.8%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 12087107· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.8%· as of 1 Nov 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.85
- valuation_snapshotsrent estimate 2550/mo (range 2350-2800)· as of 13 Oct 2026· verify before relying on this
- listing_factslisting text signals condition works - budget before trusting any yield· as of 12 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,103/mo, -43% 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 12 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 35 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 12 Nov 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

£506,000£776,000

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£675,000

At the asking price

Monthly rent£2,550/mo

Evidenced range £2,350-£2,800

Interest rate5.4%

Loan to value75%

Cash required: £227,550
Net cash flow: -£513/mo
Cash on cash: -2.7%
Score at this price: 13

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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 12087107Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 6 comps, dispersion 22.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2550/mo (range 2350-2800)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 12 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 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 2550/mo (range 2350-2800)
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. 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£586,000

Rent Estimate (pcm)£2,550

Gross Yield4.53%

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 7AG

Approval Rate

-12mo

Development

low

264049PALHE
Single storey rear extension max 5.95m deep and max 2.95m high) (following demolition of existing rear addition) (42 days Prior Notification Process)
Pending
263962PALHE
Single storey (Max 6m deep and Max 2.95m high) rear extension (42 days Prior Notification Process) following demolition of existing rear addition
Pending
26/2696
Proposed single-storey rear extension to dwellinghouse.
Pending

View Planning Timeline

Ownership

Corporate Ownership63.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density2,932 /km²

Owner Occupied49%

Age Distribution

0-15 15%16-64 73%65+ 12%

View Area Profile

Schools Nearby

St John Fisher Catholic Primary School
0.1 mi
Inspected as St John Fisher Catholic Primary School (URN 101921) on 14 Dec 2022
Perivale Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Vicar's Green Primary School
0.3 mi
Outstanding
Barham Primary School
0.7 mi
-

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

View All Schools

Comparables

View All

39 Sarsfield Road
-
£540k
-
66 Sarsfield Road
-
£550k
-
37 Sarsfield Road
-
£612k
-
33 Sarsfield Road
-
£451k
-

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