28 Magnolia Court, Harrow, HA3 9UB

UPRN:202071432Flat/Maisonette2 bedsBuilt 1976-1982

LeaseholdCouncil Tax: Band CEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

yesterday

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

Evidence

18 of 21 sources

Sale Estimate

£373,000

£355k - £392kHigh

Estimate

£373k

Range

£355k – £392k

Rent Estimate (pcm)

£1,600

£1k - £2k

Monthly

£1,600

Yield

5.49%

Verdict

Derived from HomePortfolio scores

28 Magnolia Court earns an INVESTIGATE rating with HP Score 79/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is good (79/100). 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)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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

79/ 100

Strong

Investment Score

62/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

79/ 100

High

Transit & Bike

Transit 39Bike 48

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: 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 +6.2% (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 12 Oct 2026
- valuation_snapshotsestimate for 202071432· as of 12 Oct 2026
Rental economics3.5/40
gross yield 5.5%; range width penalty ×0.89
- valuation_snapshotsrent estimate 1600/mo (range 1450-1700)· as of 12 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -430/mo, -27% 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 2 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 30 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 2 Nov 2026
Risk & liquidity14.7/15
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

£262,500£402,500

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£349,950

At the asking price

Monthly rent£1,600/mo

Evidenced range £1,450-£1,700

Interest rate5.4%

Loan to value75%

Cash required: £113,783
Net cash flow: -£73/mo
Cash on cash: -0.8%
Score at this price: 18

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.35 - 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 202071432Valuation edge · as of 12 Oct 2026
valuation_snapshotsrent estimate 1600/mo (range 1450-1700)Rental economics · as of 12 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 2 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · 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
rent estimate 1600/mo (range 1450-1700)
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. 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£373,000

Rent Estimate (pcm)£1,600

Gross Yield5.49%

1y Growth-

3y Growth+0.0%

5y Growth+1.2%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0HA3 9UB

Approval Rate

-12mo

Development

low

26/2754
Certificate of lawfulness for existing conversion of single dwellinghouse into 2x self-contained flats.
Pending
26/2607
Proposed demolition of part three-storey side extension, rear dormer, part single storey rear extension and attached garage, and erection of part single, part two-storey side-to-rear extension,rear dormer extension, single-storey rear outbuilding, installation of 1x front and 1x rear rooflights, replacement of roof tiles, painting of render to front, side and rear, replacement of existing single-glazed timber windows with double glazed UPVC and aluminium windows to front, side and rear to dwellinghouse
Pending
26/2595
Demolition of conservatory and erection of single-storey rear extension to dwellinghouse
Pending

View Planning Timeline

Ownership

Corporate Ownership67%
Overseas OwnershipNo
Lease Term Remaining103 yrs
CovenantsRestrictive
Lease TypeLeasehold
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 Density9,031 /km²

Owner Occupied40%

Age Distribution

0-15 17%16-64 60%65+ 23%

View Area Profile

Schools Nearby

Sinai Jewish Primary School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Mount Stewart Junior School
0.4 mi
Inspected as Mount Stewart Junior School (URN 101500) on 12 Mar 2024
Claremont High School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Mount Stewart Infant School
0.5 mi
Inspected as Mount Stewart Infant School (URN 101501) on 17 Jul 2024

5 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

32 Magnolia Court
-
£400k
-
11 Magnolia Court
-
£390k
-
34 Magnolia Court
-
£385k
-
35 Magnolia Court
-
£370k
-

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