44 Samuelson House, Merrick Road, Southall, UB2 4WR

UPRN:12196547Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (85)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021Council Tax· 6mo ago

44 Samuelson House, Merrick Road, Southall, UB2 4WR

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£388,000

£368k - £407kHigh

Estimate

£388k

Range

£368k – £407k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

6.70%

Verdict

Derived from HomePortfolio scores

44 Samuelson House earns an INVESTIGATE rating with HP Score 61/100. Investment score 82/100 reflects strong fundamentals. Crime intensity is elevated. Walkability is good (84/100). 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 NationsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

61/ 100

Mixed

Investment Score

82/ 100

High

Crime Score

97/ 100

Elevated

Walkability

84/ 100

High

Transit & Bike

Transit 42Bike 66

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 30 Oct 2026

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

Valuation edge0/15
claims [AVM +0.8% (HIGH)] → 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 (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 12196547· as of 9 Oct 2026
Rental economics13.2/40
gross yield 6.7%; range width penalty ×0.97
- valuation_snapshotsrent estimate 2150/mo (range 2000-2250)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -174/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 30 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 237 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 30 Oct 2026
Risk & liquidity14.6/15
121 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

£289,000£442,500

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£385,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £2,000-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £126,050
Net cash flow: £189/mo
Cash on cash: 1.8%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.65 - 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 12196547Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 2150/mo (range 2000-2250)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 2150/mo (range 2000-2250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 237 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£388,000

Rent Estimate (pcm)£2,150

Gross Yield6.70%

1y Growth-

3y Growth+5.1%

5y Growth+1.7%

10y Growth+3.9%

Last Sold Price£417,000 (2020-12-18)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0UB2 4WR

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 in (S96a) seeking to allow to alter the exterior appearance in relation to planning permission reference 253558FUL dated 28/01/2026 for: Construction of temporary building to be used as a food store (Use Class E) for up to 15 years
Pending
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

Ownership

Corporate Ownership58.6%
Overseas OwnershipNo
Lease Term Remaining999+ yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2020-12-18
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,665

Population Density8,857 /km²

Owner Occupied25%

Age Distribution

0-15 21%16-64 67%65+ 12%

View Area Profile

Schools Nearby

Ayesha Siddiqa Girls School
0.2 mi
Good
St Anselm's Catholic Primary School
0.2 mi
Inspected as St Anselm's Catholic Primary School (URN 101922) on 25 Feb 2025
Dairy Meadow Primary School
0.3 mi
Good
Hambrough Primary School
0.3 mi
Good

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

View All Schools

Comparables

View All

Samuelson House Merrick Road
-
£268k
-
Samuelson House Merrick Road
-
£390k
-
Samuelson House Merrick Road
-
£400k
-
Samuelson House Merrick Road
-
£515k
-

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