88 Devon Close, Perivale, Greenford, UB6 7DR

UPRN:12087672Semi-Detached HouseBeds -Built 1930-1949

FreeholdCouncil Tax: Band DEPC: D (63)

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

88 Devon Close, Perivale, Greenford, UB6 7DR

HP Score

/ 100

Strong

Verdict

yesterday

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£605,000

£575k - £635kHigh

Estimate

£605k

Range

£575k – £635k

Rent Estimate (pcm)

£2,650

£2k - £3k

Monthly

£2,650

Yield

5.78%

Verdict

Derived from HomePortfolio scores

88 Devon Close earns an INVESTIGATE rating with HP Score 77/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (75/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

75/ 100

High

Transit & Bike

Transit 37Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +9.1% (HIGH), sold-comps +6.1%, £/sqft +6.2%] → measured edge +0.50pp 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 10 Oct 2026
- valuation_snapshotsestimate for 12087672· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.2%· as of 29 Oct 2026
Rental economics5.1/40
gross yield 5.8%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2650/mo (range 2400-2900)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -503/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 4 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 57 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 4 Nov 2026
Risk & liquidity14.7/15
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

£412,500£632,500

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£550,000

At the asking price

Monthly rent£2,650/mo

Evidenced range £2,400-£2,900

Interest rate5.4%

Loan to value75%

Cash required: £183,800
Net cash flow: -£22/mo
Cash on cash: -0.1%
Score at this price: 22

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.43 - 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 12087672Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 9 comps, dispersion 21.2%Valuation edge · as of 29 Oct 2026
valuation_snapshotsrent estimate 2650/mo (range 2400-2900)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2650/mo (range 2400-2900)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 57 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£605,000

Rent Estimate (pcm)£2,650

Gross Yield5.78%

1y Growth-

3y Growth+0.4%

5y Growth+1.1%

10y Growth+2.7%

Last Sold Price£74,500 (1996-06-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0UB6 7DR

Approval Rate

-12mo

Development

low

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
26/2748
Demolition of existing garage and erection of single storey outbuilding on existing footprint with attached canopy structure for parking and replacement of boundary doors with roller shutter door to dwellinghouse
Pending
26/2739
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 8m Maximum height - 3m Eaves height - 3m
Pending

View Planning Timeline

Ownership

Corporate Ownership63.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-06-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density9,984 /km²

Owner Occupied54%

Age Distribution

0-15 17%16-64 71%65+ 12%

View Area Profile

Schools Nearby

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

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

View All Schools

Comparables

View All

54 Devon Close
-
£530k
-
102 Devon Close
-
£490k
-
100 Devon Close
-
£515k
-
104 Devon Close
-
£480k
-

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