9 Stevenson House, 1 Eskdale Close, Wembley, HA9 8XA

UPRN:202040591Purpose Built Flat1 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band BEPC: C (75)

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

9 Stevenson House, 1 Eskdale Close, Wembley, HA9 8XA

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£246,000

£233k - £258kHigh

Estimate

£246k

Range

£233k – £258k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.88%

Verdict

Derived from HomePortfolio scores

9 Stevenson House earns an INVESTIGATE rating with HP Score 74/100. Investment score 78/100 reflects strong fundamentals. Crime intensity is moderate. Walkability is good (76/100). 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

74/ 100

Mixed

Investment Score

78/ 100

High

Crime Score

40/ 100

Elevated

Walkability

76/ 100

High

Transit & Bike

Transit 41Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

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

Valuation edge2.5/15
claims [AVM +0.4% (HIGH), sold-comps +22.5%, £/sqft +22.6%] → measured edge +0.50pp 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 202040591· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%· as of 8 Nov 2026
Rental economics6.7/40
gross yield 5.9%; range width penalty ×0.95
- valuation_snapshotsrent estimate 1200/mo (range 1100-1250)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -352/mo, -29% of rent (6.75% on a 75% loan; disclosed service charge and ground rent); fails the stress - earns nothing
- listing_factsservice charge / ground rent from the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 201 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 4 Nov 2026
Risk & liquidity14.6/15
256 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

£183,500£281,500

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£244,995

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,100-£1,250

Interest rate5.4%

Loan to value75%

Cash required: £77,199
Net cash flow: £4/mo
Cash on cash: 0.1%
Score at this price: 24

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.45 - 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 202040591Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 15.6%Valuation edge · as of 8 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1100-1250)Rental economics · as of 9 Nov 2026 · verify before relying on this
listing_factsservice charge / ground rent from the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 1200/mo (range 1100-1250)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 201 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£246,000

Rent Estimate (pcm)£1,200

Gross Yield5.88%

1y Growth-

3y Growth-1.6%

5y Growth-0.6%

10y Growth+2.7%

Last Sold Price£199,950 (2015-05-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA9 8XA

Approval Rate

-12mo

Development

low

26/2797
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 6m Maximum height - 3.3m Eaves height - 3m
Pending
26/2754
Certificate of lawfulness for existing conversion of single dwellinghouse into 2x self-contained flats.
Pending
26/2614
Erection of single-storey outbuilding in rear garden of ground floor flat
Pending

View Planning Timeline

Ownership

Corporate Ownership47.2%
Overseas OwnershipNo
Lease Term Remaining87 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2015-05-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density-

Owner Occupied16%

Age Distribution

0-15 26%16-64 69%65+ 5%

View Area Profile

Schools Nearby

Harris Primary Academy South Kenton
0.3 mi
Inspected as Byron Court Primary School (URN 101497) on 28 Nov 2023
Preston Park Primary School
0.3 mi
GoodImproving
East Lane Primary School
0.3 mi
Outstanding
Wembley High Technology College
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

Stevenson House, 1 Eskdale Close
-
£235k
-
Stevenson House, 1 Eskdale Close
-
£200k
-
Stevenson House, 1 Eskdale Close
-
£171k
-
Stevenson House, 1 Eskdale Close
-
£153k
-

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