Flat 9, Silvester House, 192 Joel Street, Eastcote, Pinner, HA5 2RB

UPRN:200002490791Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (78)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat 9, Silvester House, 192 Joel Street, Eastcote, Pinner, HA5 2RB

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£332,000

£315k - £348kHigh

Estimate

£332k

Range

£315k – £348k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

5.12%

Verdict

Derived from HomePortfolio scores

Flat 9 earns an INVESTIGATE rating with HP Score 72/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (52/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

72/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

17/ 100

Moderate

Walkability

52/ 100

Moderate

Transit & Bike

Transit 34Bike 38

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 6 Nov 2026

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

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 edge0/15
claims [AVM -2.4% (HIGH), sold-comps -30.2%, £/sqft -30.3%] → 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 Nov 2026
- valuation_snapshotsestimate for 200002490791· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 21.1%· as of 1 Nov 2026
Rental economics0.8/40
gross yield 5.1%; range width penalty ×0.86
- valuation_snapshotsrent estimate 1450/mo (range 1350-1600)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -498/mo, -34% 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 6 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 238 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 6 Nov 2026
Risk & liquidity14.7/15
296 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

£255,000£391,000

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£339,950

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £110,283
Net cash flow: -£143/mo
Cash on cash: -1.6%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.26 - 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 200002490791Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 21.1%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1450/mo (range 1350-1600)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 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 1450/mo (range 1350-1600)
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. 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£332,000

Rent Estimate (pcm)£1,450

Gross Yield5.12%

1y Growth+6.3%

3y Growth+1.8%

5y Growth+2.9%

10y Growth+3.2%

Last Sold Price£320,000 (2023-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HA5 2RB

Approval Rate

-12mo

Development

low

80074/APP/2026/2198
Variation to condition 2 of planning permission ref. 80074/APP/2026/1225, dated 15-07-26 (Erection of a single storey side and rear extension and erection of a dormer (retrospective)) to alter the fenestration arrangement with the change in the proposed doors and windows on side & rear outer wall.
Approved
80258/APP/2026/2170
Erection of palisade-style fence at the rear garden
Pending
80228/APP/2026/2038
Erection of a single storey rear extension, removal of chimney stack, installation of external render and insulation, and amendments to fenestrations.
Approved

View Planning Timeline

Ownership

Corporate Ownership48.6%
Overseas OwnershipNo
Lease Term Remaining99 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change2023-04-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

3 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,429

Population Density4,470 /km²

Owner Occupied54%

Age Distribution

0-15 19%16-64 63%65+ 18%

View Area Profile

Schools Nearby

Haydon School
0.2 mi
Good
Coteford Junior School
0.4 mi
Inspected as Coteford Junior School (URN 102374) on 20 Oct 2009
Harlyn Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Pinn River School
0.4 mi
Inspected as Grangewood School (URN 138157) on 29 Apr 2025

5 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Silvester House, 192 Joel Street
-
£320k
-
Silvester House, 192 Joel Street
-
£275k
-
Silvester House, 192 Joel Street
-
£307k
-
Silvester House, 192 Joel Street
-
£223k
-

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