7 Armand Close, Watford, WD17 4BN

UPRN:10002003151Detached House4 bedsBuilt 1996-2002

FreeholdCouncil Tax: Band GEPC: D (67)

Data freshness:Price Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate

Evidence

18 of 21 sources

Sale Estimate

£1,247,000

£1.19M - £1.31MHigh

Estimate

£1.25M

Range

£1.19M – £1.31M

Rent Estimate (pcm)

£4,200

£4k - £5k

Monthly

£4,200

Yield

4.38%

Verdict

Derived from HomePortfolio scores

7 Armand Close earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (30/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

30/ 100

Mixed

Transit & Bike

Transit 19Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£1,150,000

At the asking price

Monthly rent£4,200/mo

Evidenced range £3,700-£4,700

Interest rate5.4%

Loan to value75%

Cash required: £405,050
Net cash flow: -£974/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.08 - below the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£1,247,000

Rent Estimate (pcm)£4,200

Gross Yield4.38%

1y Growth-

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£1,025,000 (2021-02-01)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD17 4BN

Approval Rate

-12mo

Development

low

IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending
26/00853/FULH
Erection of single storey front and side extension- amended description
Pending
26/00842/TPO
Works to trees under TPO.No. 51 - T1 Beech - Tip reduce branches on south side to give 2m clearance from property, Remove dead branch, T2 Beech - Reduce crown by reducing branches by a maximum approximately 3m, T8 Beech - Reduce heavy extended limb by reducing branches by a maximum approximately 3m, G1 Mixed Species - Fell Ash, B Norway Maple - Prune away from property to give 1m clearance, C Norway Maple - Fell, D Ash - Fell, T51 Ash - Fell, T27 Western Red Cedar - Fell, T52 Pine - Fell and T47 7 Sycamore - Reduce crown by reducing branches by a maximum approximately 3m.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2021-02-01
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

7 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density3,356 /km²

Owner Occupied82%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Beechfield School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Nascot Wood Junior School
0.4 mi
Outstanding
The Orchard Primary School
0.4 mi
Good
Nascot Wood Infant and Nursery School
0.4 mi
Good

4 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1 Armand Close
-
£925k
-
7 Armand Close
-
£1.02M
-
5 Armand Close
-
£820k
-
1 Armand Close
-
£740k
-

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