2 Tolpits Lane, Watford, WD18 7ST
UPRN:10002003035Semi-Detached House5 bedsBuilt 1930-1949
FreeholdCouncil Tax: Band DEPC: C (69)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:59:41.496435+00:00)Ownership· freshOwnership: fresh, refreshed yesterday (2026-11-10T13:12:56.297884+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
76
/ 100
Strong
Verdict
yesterday
- Verdict: AVOID, on a scale of Buy, Investigate, Avoid.
Significant risk factors
Evidence
19 of 21 sourcesSale Estimate
£679,000
£645k - £712kHigh
Estimate
£679k
Range
£645k – £712k
Rent Estimate (pcm)
£2,600
£2k - £3k
Monthly
£2,600
Yield
4.59%
Verdict
Derived from HomePortfolio scores
2 Tolpits Lane earns an AVOID rating with HP Score 76/100. Investment score 69/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (63/100). 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 NationsMarket 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
76
HP Score
76/ 100
Strong
69
Investment Score
69/ 100
Moderate
24
Crime Score
24/ 100
Moderate
63
Walkability
63/ 100
Moderate
Transit & Bike
Transit 22Bike 64
Walk Score, out of 100
Valuation & Market
Sale Estimate£679,000
Rent Estimate (pcm)£2,600
Gross Yield4.59%
1y Growth-
3y Growth+0.9%
5y Growth+0.8%
10y Growth+1.7%
Last Sold Price£242,000 (2012-12-13)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0WD18 7ST
Approval Rate
-12mo
Development
low
- Pending26/00877/DISCONDetails submitted for Condition 26. and 27 (hard and soft landscaping) pursuant to planning permission 24/01103/FULM
- Pending26/00878/DISCONDetails submitted for Condition 18. (vehicular access) pursuant to planning permission 24/01103/FULM
- Pending26/00852/TPOWorks to tree/s T1 under TPO.No.73 - fell Ash due to decay and proximity to public
Ownership
- Corporate Ownership52.6%
- Overseas OwnershipNo
- Lease Term Remaining16 yrs
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2012-12-13
- SourceLand Registry
Connectivity
Broadband (Standard)
10 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,172
Population Density-
Owner Occupied54%
Age Distribution
0-15 23%16-64 69%65+ 8%
Schools Nearby
- Chessbrook Education Support Centre0.1 miOutstanding
- Westfield Academy0.2 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- St Anthony's Catholic Primary School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- Ascot Road Primary School0.3 miGoodConcerns
7 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 8 Tolpits Lane-£455k-
- 12 Tolpits Lane-£380k-
- 8 Tolpits Lane-£250k-
- 2 Tolpits Lane-£242k-