89 Vista Way, Harrow, HA3 0SJ

UPRN:202034565Semi-Detached House3 bedsBuilt -

FreeholdCouncil Tax: Band EEPC: -

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 6mo ago

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

17 of 21 sources

Sale Estimate

£812,000

£771k - £852kHigh

Estimate

£812k

Range

£771k – £852k

Rent Estimate (pcm)

£3,700

£3k - £4k

Monthly

£3,700

Yield

5.56%

Verdict

Derived from HomePortfolio scores

89 Vista Way earns an INVESTIGATE rating with HP Score 78/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (71/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

78/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

71/ 100

High

Transit & Bike

Transit 13Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 7 Nov 2026

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

Valuation edge0/15
claims [AVM +1.6% (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 202034565· as of 9 Oct 2026
Rental economics3.8/40
gross yield 5.6%; range width penalty ×0.85
- valuation_snapshotsrent estimate 3700/mo (range 3400-4050)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -781/mo, -21% 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 7 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 240 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 7 Nov 2026
Risk & liquidity14.6/15
267 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

£599,000£919,000

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£799,000

At the asking price

Monthly rent£3,700/mo

Evidenced range £3,400-£4,050

Interest rate5.4%

Loan to value75%

Cash required: £270,950
Net cash flow: -£135/mo
Cash on cash: -0.6%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.37 - 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 202034565Valuation edge · as of 9 Oct 2026
valuation_snapshotsrent estimate 3700/mo (range 3400-4050)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 7 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
rent estimate 3700/mo (range 3400-4050)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 240 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£812,000

Rent Estimate (pcm)£3,700

Gross Yield5.56%

1y Growth-18.3%

3y Growth+0.0%

5y Growth+1.2%

10y Growth+2.6%

Last Sold Price£420,000 (2010-05-25)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HA3 0SJ

Approval Rate

100%12mo

Development

low

26/2792
Erection of single storey rear extension and alteration to rear patio to dwellinghouse.
Pending
26/2754
Certificate of lawfulness for existing conversion of single dwellinghouse into 2x self-contained flats.
Pending
26/2719
Demolition of existing open porch,rear garage and rear extension and proposed part single part two-storey side-to-rear extension and front porch extension to dwellinghouse
Pending

View Planning Timeline

Ownership

Corporate Ownership67%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2010-05-25
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

10 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density-

Owner Occupied83%

Age Distribution

0-15 21%16-64 58%65+ 21%

View Area Profile

Schools Nearby

Uxendon Manor Primary School
0.1 mi
Good
Mount Stewart Infant School
0.2 mi
Inspected as Mount Stewart Infant School (URN 101501) on 17 Jul 2024
Mount Stewart Junior School
0.3 mi
Inspected as Mount Stewart Junior School (URN 101500) on 12 Mar 2024
St Gregory's Catholic Science College
0.3 mi
Inspected as St Gregory RC High School (URN 101563) on 15 Oct 2013

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

View All Schools

Comparables

View All

111 Vista Way
-
£760k
-
103 Vista Way
-
£930k
-
77 Vista Way
-
£770k
-
125 Vista Way
-
£747k
-

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