11C Stanley Avenue, Wembley, HA0 4JA

UPRN:202004979Flat/Maisonette0 bedsBuilt 1930-1949

Tenure: -Council Tax: Band AEPC: D (68)

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

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£254,000

£203k - £304kLow

Estimate

£254k

Range

£203k – £304k

Rent Estimate (pcm)

£1,300

£1k - £1k

Monthly

£1,300

Yield

1.42%

Verdict

Derived from HomePortfolio scores

11C Stanley Avenue earns an INVESTIGATE rating with HP Score 67/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (63/100). 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 NationsOfcom mobile coverageMarket 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

67/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

45/ 100

Elevated

Walkability

63/ 100

Moderate

Transit & Bike

Transit 44Bike 63

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 2 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: the advert has 5 bedrooms but the valuation snapshot describes 0 - an extension, conversion or HMO the evidence does not reflect, or a different home. It ranks after every home whose inputs are verified.

Valuation edge0/15
claims [sold-comps -349.0%, £/sqft -348.9%] → 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; AVM excluded (estimate confidence LOW below scoring floor)
estimate confidence LOW below scoring floor · snapshot 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.7%· as of 3 Oct 2026
Rental economics0/40
gross yield 1.8% on contractual rent (listing-disclosed tenancy); contractual 5250/mo far above the 1300/mo estimate - credited at the 1.3x cap, verify
- listing_factscontractual rent 5250/mo (tenanted)· as of 2 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -3,528/mo, -209% 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 2 Nov 2026
Seller motivationNot scored
no listing-history inputs (first published date, price changes)
Risk & liquidity9.3/15
218 sales/12mo in area; valuation range width 40%
- 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

£825,000£1,265,000

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£1,100,000

At the asking price

Monthly rent£1,300/mo

Evidenced range £1,200-£1,400

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£2,813/mo
Cash on cash: -8.8%
Score at this price: 9

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.35 - below 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

property_comparablessold-evidence family (implied value + £/sqft): 7 comps, dispersion 19.7%Valuation edge · as of 3 Oct 2026
listing_factscontractual rent 5250/mo (tenanted)Rental economics · as of 2 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 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
contractual rent 5250/mo (tenanted)
Seller motivation could not be scored
no listing-history inputs (first published date, price changes)

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

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£254,000

Rent Estimate (pcm)£1,300

Gross Yield1.42%

1y Growth-

3y Growth-1.6%

5y Growth+0.9%

10y Growth+1.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0HA0 4JA

Approval Rate

-12mo

Development

low

26/2748
Demolition of existing garage and erection of single storey outbuilding on existing footprint with attached canopy structure for parking and replacement of boundary doors with roller shutter door to dwellinghouse
Pending
26/2745
Certificate of lawfulness for proposed dormer-to-rear outrigger and 3x front rooflights to dwellinghouse.
Pending
26/2739
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 8m Maximum height - 3m Eaves height - 3m
Pending

View Planning Timeline

Ownership

Corporate Ownership55.7%
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

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density15,567 /km²

Owner Occupied33%

Age Distribution

0-15 19%16-64 72%65+ 9%

View Area Profile

Schools Nearby

The Corner School
0.2 mi
Good
Alperton Community School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Lyon Park Primary School
0.4 mi
Good
Barham Primary School
0.5 mi
-

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

View All Schools

Comparables

View All

5 Stanley Avenue
-
£500k
-
13 Stanley Avenue
-
£180k
-
13 Stanley Avenue
-
£136k
-
13 Stanley Avenue
-
£77k
-

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