12 Grendon Gardens, Wembley, HA9 9NE

UPRN:202093412Detached House6 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band GEPC: D (67)

Data freshness:Listing· freshPrice Paid· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Strong

Verdict

2 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£1,169,000

£1.11M - £1.23MHigh

Estimate

£1.17M

Range

£1.11M – £1.23M

Rent Estimate (pcm)

£4,450

£4k - £5k

Monthly

£4,450

Yield

4.54%

Verdict

Derived from HomePortfolio scores

12 Grendon Gardens earns an INVESTIGATE rating with HP Score 80/100. Investment score 77/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (73/100). 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 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

80/ 100

Strong

Investment Score

77/ 100

High

Crime Score

28/ 100

Moderate

Walkability

73/ 100

High

Transit & Bike

Transit 69Bike 40

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 3 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 -0.5% (HIGH), sold-comps -8.9%, £/sqft -8.9%] → 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
Market estimate used (HIGH confidence) · snapshot 9 Oct 2026
- valuation_snapshotsestimate for 202093412· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 12.1%· as of 21 Oct 2026
Rental economics0/40
gross yield 4.5%; range width penalty ×0.77
- valuation_snapshotsrent estimate 4450/mo (range 4000-4950)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,816/mo, -41% 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 3 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 256 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 3 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

£881,000£1,351,000

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£1,175,000

At the asking price

Monthly rent£4,450/mo

Evidenced range £4,000-£4,950

Interest rate5.4%

Loan to value75%

Cash required: £415,050
Net cash flow: -£885/mo
Cash on cash: -2.6%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - 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

valuation_snapshotsestimate for 202093412Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 12.1%Valuation edge · as of 21 Oct 2026
valuation_snapshotsrent estimate 4450/mo (range 4000-4950)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 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 4450/mo (range 4000-4950)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 256 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. 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£1,169,000

Rent Estimate (pcm)£4,450

Gross Yield4.54%

1y Growth-

3y Growth-1.6%

5y Growth-0.6%

10y Growth+2.7%

Last Sold Price£441,000 (2006-12-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1HA9 9NE

Approval Rate

-12mo

Development

low

26/2813
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 6.00m Maximum height - 3.00m Eaves height - 2.90m
Pending
26/2803
Prior approval for a single storey rear extension to dwellinghouse, in metres: Extending beyond the rear wall of the original house - 5.00m Maximum height - 3.00m Eaves height - 2.58m
Pending
26/2765
T1 Purple Leaved Plum - Lift crown to 4m over deployment only, T2 Goat Willow - Remove to facilitate development, T3 Plum - Lift crown to 4m over development only, T4 Plum - Lift crown to 4m over development only, T5 Leyland Cypress - No works, T6 Purple Leaved Plum - Lift crown to 4m over development only, T7 Purple Leaved Plum - Lift crown to 4m over development only, T8 Hawthorn - No works, T9 Ash - No works.
Pending

View Planning Timeline

Ownership

Corporate Ownership47.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-12-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£34,871

Population Density5,666 /km²

Owner Occupied69%

Age Distribution

0-15 17%16-64 67%65+ 16%

View Area Profile

Schools Nearby

Ark Academy
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Michaela Community School
0.3 mi
Outstanding
Lycee International de Londres
0.3 mi
Inspected by ISI
Preston Manor School
0.3 mi
Good

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

View All Schools

Comparables

View All

45 Grendon Gardens
-
£900k
-
21 Grendon Gardens
-
£1.05M
-
32 Grendon Gardens
-
£1.15M
-
45 Grendon Gardens
-
£835k
-

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