28 Butleigh House, Healum Avenue, Southall, UB2 4WL

UPRN:12191353Flat/Maisonette2 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (87)

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

28 Butleigh House, Healum Avenue, Southall, UB2 4WL

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£395,000

£355k - £434kMedium

Estimate

£395k

Range

£355k – £434k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.10%

Verdict

Derived from HomePortfolio scores

28 Butleigh House earns an INVESTIGATE rating with HP Score 77/100. Investment score 82/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (81/100). 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 company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

77/ 100

Strong

Investment Score

82/ 100

High

Crime Score

43/ 100

Elevated

Walkability

81/ 100

High

Transit & Bike

Transit 44Bike 68

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Reduced confidence2 independent sourcesLead to verifyListing checked 12 Nov 2026

Fewer independent sources agree, or a component could not be scored.

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +10.1% (MEDIUM), sold-comps +9.0%, £/sqft +8.9%] → 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 (MEDIUM confidence) · snapshot 10 Nov 2026
- valuation_snapshotsestimate for 12191353· as of 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.5%· as of 1 Nov 2026
Rental economics16.1/40
gross yield 7.1%; range width penalty ×0.96
- valuation_snapshotsrent estimate 2100/mo (range 2000-2250)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -84/mo, -4% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 12 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 51 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 & liquidity12.8/15
121 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

£266,000£408,000

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£355,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £2,000-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £115,550
Net cash flow: £256/mo
Cash on cash: 2.7%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.75 - 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 12191353Valuation edge · as of 10 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 9.5%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2100/mo (range 2000-2250)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 12 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 12 Nov 2026

Risks

What could kill this deal

Score confidence is reduced
fewer independent sources agree, or a component could not be scored
Rental economics needs verification before you rely on it
rent estimate 2100/mo (range 2000-2250)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£395,000

Rent Estimate (pcm)£2,100

Gross Yield7.10%

1y Growth+7.9%

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price£498,888 (2019-08-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB2 4WL

Approval Rate

-12mo

Development

low

263990PALHE
Single storey (Max 6m deep and Max 3m high) rear extension (42 days Prior Notification Process)
Pending
263749NMA
Application for a Non-Material Amendment (S96a) to planning permission 253558FUL dated 28/01/2026 (as amended 261074NMA dated 07.08.2026) for 'Construction of temporary building to be used as a food store (Use Class E) for up to 15 years'. Amendments seek alteration of the exterior appearance amending the external panel colours and timber cladding, removal of the ATM, revised entrance glazing and automatic sliding door on the north elevation, and additional ventilation openings on the south elevation
Approved
263724PTT
Sycamore tree, Index No T6, Remove as per 10785 Holm Oak tree, Tree index no T7 on attached report reference 10785, Remove Common Lime, Tree index T2 on attached report reference 10785, crown lift 5 metres, Lateral crown reduction
Pending

View Planning Timeline