80A Boston Road, Hanwell, W7 2ES
UPRN:12127776Converted Flat2 bedsBuilt 1930-1949
LeaseholdCouncil Tax: Band CEPC: C (74)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T11:07:23.304765+00:00)Planning· 3mo agoPlanning: ageing, refreshed 3mo ago (2026-08-13T09:14:19.529390+00:00)EPC· freshEPC: fresh, refreshed 5d ago (2026-11-01T06:13:56.549903+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T08:24:30.427161+00:00)Amenities· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refreshCouncil Tax· 6mo agoCouncil Tax: stale, refreshed 6mo ago (2026-05-20T09:33:12.870431+00:00)
HP Score
78
/ 100
Strong
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
19 of 21 sourcesSale Estimate
£482,000
£458k - £506kHigh
Estimate
£482k
Range
£458k – £506k
Rent Estimate (pcm)
£2,050
£2k - £2k
Monthly
£2,050
Yield
5.10%
Verdict
Derived from HomePortfolio scores
80A Boston Road earns an INVESTIGATE rating with HP Score 78/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (89/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
78
HP Score
78/ 100
Strong
62
Investment Score
62/ 100
Moderate
29
Crime Score
29/ 100
Moderate
89
Walkability
89/ 100
Excellent
Transit & Bike
Transit 33Bike 62
Walk Score, out of 100
Valuation & Market
Sale Estimate£482,000
Rent Estimate (pcm)£2,050
Gross Yield5.10%
1y Growth-
3y Growth+3.2%
5y Growth+0.6%
10y Growth+1.3%
Last Sold Price£201,000 (2004-02-23)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
1W7 2ES
Approval Rate
-12mo
Development
low
- Pending263934PALHESingle storey (Max 5m deep and Max 2.50m high) rear extension (42 days Prior Notification Process)
- Pending263878PTCSycamore T1 - Reshape to previous pruning points Sycamore T2 - Remove dead branches and reshape to strong, live growth (3 metres height reduction approx.)
- Pending263897PTTT1 Cherry Laurel -felling to ground T2 Cherry Laurel felling to ground
Ownership
- Corporate Ownership56.3%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2004-02-23
- SourceLand Registry
Connectivity
Broadband (Standard)
5 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£35,665
Population Density13,031 /km²
Owner Occupied57%
Age Distribution
0-15 23%16-64 68%65+ 9%
Schools Nearby
- St Mark's Primary School0.1 miGood
- Oaklands Primary School0.3 miOutstanding
- St Joseph's Catholic Primary School0.3 mi
Inspected as St Joseph's Catholic Primary School (URN 101924) on 10 Feb 2022
- St Ann's School0.3 miOutstanding
3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 80A Boston Road-£450k-
- Sedum House, 94 Boston Road-£385k-
- 86 Boston Road-£812k-
- 90A Boston Road-£1.25M-