Apartment 33, 1 Goat Wharf, Brentford, TW8 0AS

UPRN:200002815063Flat/MaisonetteBeds -Built 2007-2011

LeaseholdCouncil Tax: -EPC: B (84)

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

Apartment 33, 1 Goat Wharf, Brentford, TW8 0AS

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£614,000

£492k - £737kLow

Estimate

£614k

Range

£492k – £737k

Rent Estimate (pcm)

£2,750

£3k - £3k

Monthly

£2,750

Yield

8.46%

Verdict

Derived from HomePortfolio scores

Apartment 33 earns an INVESTIGATE rating with HP Score 75/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

75/ 100

Strong

Investment Score

63/ 100

Moderate

Crime Score

32/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Transit 43Bike 73

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics24.2/40
gross yield 8.5%; range width penalty ×0.87; the estimate this rent rides on sits 36% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2750/mo (range 2550-3000)· as of 9 Nov 2026· verify before relying on this
- valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this home· as of 9 Nov 2026· verify before relying on this
Stress margin8.9/30
stressed cash flow +246/mo, +9% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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
Risk & liquidity9.3/15
175 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£390,000

At the asking price

Monthly rent£2,750/mo

Evidenced range £2,550-£3,000

Interest rate5.4%

Loan to value75%

Cash required: £127,800
Net cash flow: £588/mo
Cash on cash: 5.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.09 - 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_snapshotsrent estimate 2750/mo (range 2550-3000)Rental economics · as of 9 Nov 2026 · verify before relying on this
valuation_snapshotssale estimate 36% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 9 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
property_intelligencetransactions_12mo

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2750/mo (range 2550-3000)

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
2. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£614,000

Rent Estimate (pcm)£2,750

Gross Yield8.46%

1y Growth-

3y Growth-4.2%

5y Growth+1.9%

10y Growth-0.4%

Last Sold Price£265,000 (2001-08-10)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0TW8 0AS

Approval Rate

-12mo

Development

low

P/2026/3129
Details of Condition 47 (Bird Hazard Management Plan), submitted pursuant to permission P/2026/0045 dated 07/07/2026 for Demolition of the existing buildings and erection of buildings, to provide residential dwellings (Use Class C3) together with non-residential floorspace comprising; commercial, business and service floorspace (Use Class E); including retail floorspace (Use Class E(a)); and hot food takeaway (Sui-Generis); with associated hard and soft landscaping, parking and servicing, cycle and refuse stores, boundary treatments and other associated works.
Pending
P/2026/3118
Works to tree within a conservation area. Cypress (T1). Fell to ground level.
Pending
PA/2026/3064
Ground floor rear extension 6.00 metres deep, maximum height of 3.80 metres, 3.00 metres high to the eaves
Pending

View Planning Timeline

Ownership

Corporate Ownership28.5%
Overseas OwnershipNo
Lease Term Remaining99 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2001-08-10
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£35,301

Population Density16,308 /km²

Owner Occupied34%

Age Distribution

0-15 18%16-64 72%65+ 10%

View Area Profile

Schools Nearby

St Paul's CofE Primary School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Brentford School for Girls
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Green Dragon Primary School
0.3 mi
GoodConcerns
Kew Green Preparatory School
0.5 mi
Inspected by ISI

2 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Goat Wharf
-
£365k
-
1 Goat Wharf
-
£365k
-
1 Goat Wharf
-
£395k
-
1 Goat Wharf
-
£607k
-

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