3 Crabtree Hall, Rainville Road, London, W6 9HB

UPRN:34024641Flat/Maisonette1 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: E (51)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

3 Crabtree Hall, Rainville Road, London, W6 9HB

HP Score

/ 100

Strong

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£447,000

£402k - £491kMedium

Estimate

£447k

Range

£402k – £491k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

7.75%

Verdict

Derived from HomePortfolio scores

3 Crabtree Hall earns an INVESTIGATE rating with HP Score 83/100. Investment score 72/100 reflects strong fundamentals. Crime intensity is low. Walkability is good (83/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

83/ 100

Strong

Investment Score

72/ 100

High

Crime Score

17/ 100

Moderate

Walkability

83/ 100

High

Transit & Bike

Transit 26Bike 76

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: the estimate sits 27% above the ask; lead to verify: 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 +27.3% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 34024641· as of 13 Oct 2026
Rental economics20.1/40
gross yield 7.8%; range width penalty ×0.91; the estimate this rent rides on sits 27% above the ask - check the rent describes the advertised home
- valuation_snapshotsrent estimate 2100/mo (range 1950-2250)· as of 13 Oct 2026· verify before relying on this
- valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this home· as of 13 Oct 2026· verify before relying on this
Stress margin2/30
stressed cash flow +42/mo, +2% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); passes the stress; 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), 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 4 Nov 2026
Risk & liquidity12.9/15
271 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

£244,000£374,000

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£325,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £105,050
Net cash flow: £357/mo
Cash on cash: 4.1%
Score at this price: 35

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.91 - 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 34024641Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2250)Rental economics · as of 13 Oct 2026 · verify before relying on this
valuation_snapshotssale estimate 27% above the ask on the same snapshot - verify the rent describes this homeRental economics · as of 13 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_date

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 2100/mo (range 1950-2250)
Rental economics needs verification before you rely on it
sale estimate 27% above the ask on the same snapshot - verify the rent describes this home

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The market estimate this rent rides on sits far above the asking price, so the rent may describe a different home.
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£447,000

Rent Estimate (pcm)£2,100

Gross Yield7.75%

1y Growth-

3y Growth-4.8%

5y Growth-1.4%

10y Growth+0.3%

Last Sold Price£307,500 (2014-03-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningUnknown
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0W6 9HB

Approval Rate

-12mo

Development

low

P/2026/02708/NMAT
Non-material amendment to planning application ref: 2011/00407/COMB dated 23rd December 2011. To allow amendments to the basement car park layout to change 17no. car parking spaces into 8no. residents' garages.
Pending
P/2026/02709/DET
Submission of details pursuant to Condition 14 (Code for Sustainable Homes and BREEAM) of planning permission reference: 2011/00407/COMB dated 23rd December 2011.
Pending
PA26/3643
Details pursuant to conditions C5.2 and C6 - pre start meeting and aboricultural details of planning reference PA26/1260
Pending

View Planning Timeline

Ownership

Corporate Ownership55.4%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeFreehold
Last Ownership Change2014-03-31
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

14 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£42,811

Population Density-

Owner Occupied54%

Age Distribution

0-15 13%16-64 75%65+ 12%

View Area Profile

Schools Nearby

Queen's Manor School
0.2 mi
GoodConcerns
Melcombe Primary School
0.3 mi
Good
Kensington Wade
0.3 mi
Inspected by ISI
Fulham Cross Girls' School and Language College
0.5 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Crabtree Hall Rainville Road
-
£630k
-
Crabtree Hall Rainville Road
-
£476k
-
Crabtree Hall Rainville Road
-
£350k
-
Crabtree Hall Rainville Road
-
£315k
-

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