2C Rayners Crescent, Northolt, UB5 6PB

UPRN:12175372End Terrace House3 bedsBuilt 1900-1929

Tenure: -Council Tax: Band EEPC: D (66)

Data freshness:Listing· freshPrice Paid· freshPlanning· 2mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£524,000

£471k - £576kMedium

Estimate

£524k

Range

£471k – £576k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

6.60%

Verdict

Derived from HomePortfolio scores

2C Rayners Crescent earns an INVESTIGATE rating with HP Score 77/100. Investment score 80/100 reflects strong fundamentals. Crime intensity is low. Walkability is limited (50/100). 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 NationsMarket 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

77/ 100

Strong

Investment Score

80/ 100

High

Crime Score

19/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 32Bike 44

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

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

Valuation edge0/15
claims [AVM +4.6% (MEDIUM), sold-comps -14.7%, £/sqft -14.6%] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 12175372· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10%· as of 28 Oct 2026
Rental economics11.2/40
gross yield 6.6%; range width penalty ×0.87
- valuation_snapshotsrent estimate 2750/mo (range 2500-2950)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -218/mo, -8% 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: 0 price cut(s), 48 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 & liquidity12.8/15
221 sales/12mo in area; valuation range width 20%
- 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

£375,000£575,000

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£499,950

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,500-£2,950

Interest rate5.4%

Loan to value75%

Cash required: £166,283
Net cash flow: £217/mo
Cash on cash: 1.6%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.63 - 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 12175372Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 10%Valuation edge · as of 28 Oct 2026
valuation_snapshotsrent estimate 2750/mo (range 2500-2950)Rental economics · as of 13 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 2750/mo (range 2500-2950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 48 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. 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£524,000

Rent Estimate (pcm)£2,750

Gross Yield6.60%

1y Growth-

3y Growth+0.6%

5y Growth-0.7%

10y Growth+2.1%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1UB5 6PB

Approval Rate

100%12mo

Development

low

80312/APP/2026/2420
Proposed loft conversion to habitable use to include a hip to gable, rear dormer, 2 front roof lights and a side gable end window (Application for a Certificate of Lawful Development for a Proposed Development).
Pending
263699PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process) following demolition of existing rear addition
Pending
263547PALHE
Single storey rear extension (max 6m deep and max 3.19m high) (42 Days Prior Approval Notification Process)
Approved

View Planning Timeline

Ownership

Corporate Ownership55.3%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density2,084 /km²

Owner Occupied56%

Age Distribution

0-15 23%16-64 64%65+ 13%

View Area Profile

Schools Nearby

Downe Manor Primary School
0.1 mi
Good
St Raphael's Catholic Primary School
0.2 mi
Inspected as St Raphael's Catholic Primary School (URN 101925) on 26 Jan 2022
Belmore Primary Academy
0.3 mi
Good
Barnhill Community High School
0.4 mi
OutstandingImproving

2 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

14 Rayners Crescent
-
£510k
-
8 Rayners Crescent
-
£510k
-
7 Rayners Crescent
-
£470k
-
2B Rayners Crescent
-
£385k
-

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