1 Friars Wash, Watery Lane, Flamstead, St. Albans, AL3 8EX

UPRN:10002012512Semi-Detached Property3 bedsBuilt 1900-1929

FreeholdCouncil Tax: -EPC: E (46)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

1 Friars Wash, Watery Lane, Flamstead, St. Albans, AL3 8EX

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

17 of 21 sources

Sale Estimate

£529,000

£423k - £634kLow

Estimate

£529k

Range

£423k – £634k

Rent Estimate (pcm)

£2,150

£2k - £2k

Monthly

£2,150

Yield

4.45%

Verdict

Derived from HomePortfolio scores

1 Friars Wash earns an INVESTIGATE rating with HP Score 58/100. Investment score 50/100 reflects below-average fundamentals. Crime intensity is low. Walkability is limited (16/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

58/ 100

Mixed

Investment Score

50/ 100

Mixed

Crime Score

32/ 100

Moderate

Walkability

16/ 100

Low

Transit & Bike

Transit 6Bike 27

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)

What we could establish

Rental economics0/40
gross yield 4.4%; range width penalty ×0.83
- valuation_snapshotsrent estimate 2150/mo (range 1950-2350)· as of 10 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -997/mo, -46% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Risk & liquidity9.3/15
248 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

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£580,000

At the asking price

Monthly rent£2,150/mo

Evidenced range £1,950-£2,350

Interest rate5.4%

Loan to value75%

Cash required: £194,300
Net cash flow: -£469/mo
Cash on cash: -2.9%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.10 - 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_snapshotsrent estimate 2150/mo (range 1950-2350)Rental economics · as of 10 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics needs verification before you rely on it
rent estimate 2150/mo (range 1950-2350)

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. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
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£529,000

Rent Estimate (pcm)£2,150

Gross Yield4.45%

1y Growth-

3y Growth+1.0%

5y Growth+1.6%

10y Growth+2.6%

Last Sold Price£100,000 (2006-02-17)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0AL3 8EX

Approval Rate

-12mo

Development

low

26/02249/ROC
Variation of Condition 7 (Off Site Highways Improvements) attached to planning permission 25/01334/FUL
Pending
26/01761/FUL
To alter and improve the entrance to Flamstead's active burial ground, God's Acre. Improve parking allowing for 2 off road spaces and to alter the frontage to accommodate this.
Pending
26/01685/PIP
Demolition of existing buildings and erection of up to 3no dwellings (minimum 1no and maximum 3no dwellings)
Rejected

View Planning Timeline

Ownership

Corporate Ownership63%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2006-02-17
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

2 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,473

Population Density87 /km²

Owner Occupied82%

Age Distribution

0-15 21%16-64 58%65+ 21%

View Area Profile

Schools Nearby

Flamstead Village School
0.8 mi
Good
St Luke's School
1.5 mi
Good
Redbourn Primary School
1.7 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Wood End School
1.7 mi
Outstanding

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Verlam End Friars Wash
-
£975k
-
Friars Wash Watery Lane
-
£100k
-

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