Flat B, 44 Golborne Road, London, W10 5PR

UPRN:217131917Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: -EPC: -

Data freshness:Listing· freshPlanning· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

Flat B, 44 Golborne Road, London, W10 5PR

HP Score

/ 100

Strong

Verdict

3 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£690,000

£621k - £759kMedium

Estimate

£690k

Range

£621k – £759k

Rent Estimate (pcm)

£3,050

£3k - £3k

Monthly

£3,050

Yield

3.18%

Verdict

Derived from HomePortfolio scores

Flat B earns an INVESTIGATE rating with HP Score 75/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (99/100). 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 SourcesPortal listingsMarket 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

75/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

34/ 100

Moderate

Walkability

99/ 100

Excellent

Transit & Bike

Transit 73Bike 73

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 4 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 edge-0.6/15
claims [AVM -66.7% (MEDIUM)] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 10 Oct 2026
- valuation_snapshotsestimate for 217131917· as of 10 Oct 2026
Rental economics0/40
gross yield 3.2%; range width penalty ×0.87
- valuation_snapshotsrent estimate 3050/mo (range 2800-3300)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,740/mo, -90% 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 4 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 47 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 & liquidity12.8/15
129 sales/12mo in area; valuation range width 20%
- 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

£862,500£1,322,500

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£1,150,000

At the asking price

Monthly rent£3,050/mo

Evidenced range £2,800-£3,300

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£1,770/mo
Cash on cash: -5.2%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.79 - 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 217131917Valuation edge · as of 10 Oct 2026
valuation_snapshotsrent estimate 3050/mo (range 2800-3300)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 3050/mo (range 2800-3300)
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. 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£690,000

Rent Estimate (pcm)£3,050

Gross Yield3.18%

1y Growth+70.0%

3y Growth-5.9%

5y Growth-2.9%

10y Growth-0.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

1W10 5PR

Approval Rate

-12mo

Development

low

26/07389/NMA
Amendments to planning permission dated 04 June 2025 (RN: 25/02022/FULL), NAMELY, amendment of Condition 4 to correct the property address from 9 Aldridge Road Villas to Flat 1 5 Grittleton Road.
Approved
26/07381/CLEUD
Use of the ground floor rear flat as short-term visitor accommodation.
Pending
26/07377/NMA
Amendments to planning permission dated 2nd October 2025 (RN 25/04018/FULL) for the Partial demolition, refurbishment, and erection of a mansard roof extension to form a new third floor with dormers to front, side and rear elevations; to form 6 flats (Class C3) on upper floors; external plant equipment and ductwork; lower ground floor excavation to increase floor to ceiling height; replacement windows; cycle parking and associated external alterations; use of the part ground floor and lower ground floor as retail and restaurant (Class E). Site includes 60-68 Ledbury Road) NAMELY, An amendment to the basement and ground floor drawing reference numbers; amendment to the description of development, in reference to restaurant and or retail use; and amendments to C
Pending

View Planning Timeline

Ownership

Corporate Ownership57%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£46,690

Population Density8,583 /km²

Owner Occupied12%

Age Distribution

0-15 18%16-64 68%65+ 14%

View Area Profile

Schools Nearby

St Thomas' CofE Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Bevington Primary School
0.1 mi
Requires improvement
Saint Mary's Catholic Primary School
0.1 mi
Good
Instituto Espanol Canada Blanch
0.2 mi
Inspected by ISI

1 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

50A Golborne Road
-
£680k
-
38 Golborne Road
-
£400k
-
44 Golborne Road
-
£1.05M
-
44 Golborne Road
-
£675k
-

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