Flat 1, Metropolitan Place, 80 Rickmansworth Road, Watford, WD18 7HB

UPRN:10002003113Purpose Built Flat2 bedsBuilt 1996-2002

LeaseholdCouncil Tax: -EPC: C (78)

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

Flat 1, Metropolitan Place, 80 Rickmansworth Road, Watford, WD18 7HB

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£388,000

£369k - £407kHigh

Estimate

£388k

Range

£369k – £407k

Rent Estimate (pcm)

£1,850

£2k - £2k

Monthly

£1,850

Yield

5.69%

Verdict

Derived from HomePortfolio scores

Flat 1 earns an INVESTIGATE rating with HP Score 78/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (91/100). 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)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

HP Score

78/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

31/ 100

Moderate

Walkability

91/ 100

Excellent

Transit & Bike

Transit 30Bike 67

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 30 Oct 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 -0.5% (HIGH), sold-comps -6.6%, £/sqft -6.5%] → 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 10002003113· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 15.8%· as of 19 Oct 2026
Rental economics5.1/40
gross yield 5.7%; range width penalty ×0.93
- valuation_snapshotsrent estimate 1850/mo (range 1750-2000)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -416/mo, -22% 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 30 Oct 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 269 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 30 Oct 2026
Risk & liquidity14.7/15
204 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

£292,500£448,500

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£390,000

At the asking price

Monthly rent£1,850/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £127,800
Net cash flow: -£35/mo
Cash on cash: -0.3%
Score at this price: 20

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.41 - 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 10002003113Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 10 comps, dispersion 15.8%Valuation edge · as of 19 Oct 2026
valuation_snapshotsrent estimate 1850/mo (range 1750-2000)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 30 Oct 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 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 1850/mo (range 1750-2000)
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£388,000

Rent Estimate (pcm)£1,850

Gross Yield5.69%

1y Growth-

3y Growth+0.9%

5y Growth+0.8%

10y Growth+1.7%

Last Sold Price£294,950 (2014-09-12)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WD18 7HB

Approval Rate

-12mo

Development

low

26/00818/VAR
Variation of condition 2 (change to approved plans and elevations drawing 3507.RP1.A to a new drawing, 3507.BR101.E showing velux windows to the roof and window to the rear gable) of planning permission 26/00040/VAR and 23/00281/FULH Conditions(s) Removal:
Pending
26/00804/FULH
Erection of a front porch and a single storey rear extension.
Pending
26/00822/HPD
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6.0m for which the maximum height would be 3.3m and for which the height of the eaves would be 2.8m
Pending

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining100 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2014-09-12
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density3,429 /km²

Owner Occupied55%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Watford Grammar School for Boys
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chater Infant School
0.4 mi
GoodImproving
Ascot Road Primary School
0.4 mi
GoodConcerns
Chessbrook Education Support Centre
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

Metropolitan Place, 80 Rickmansworth Road
-
£450k
-
Metropolitan Place, 80 Rickmansworth Road
-
£363k
-
Metropolitan Place, 80 Rickmansworth Road
-
£338k
-
Metropolitan Place, 80 Rickmansworth Road
-
£408k
-

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