8 Watson Gardens, Harold Wood, Romford, RM3 0WZ
UPRN:100021401720Flat/Maisonette2 bedsBuilt 1991-1995
LeaseholdCouncil Tax: Band DEPC: D (60)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:38:35.357435+00:00)Ownership· freshOwnership: fresh, refreshed today (2026-11-10T13:22:22.505322+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
today
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£325,000
£309k - £341kHigh
Estimate
£325k
Range
£309k – £341k
Rent Estimate (pcm)
£1,750
£2k - £2k
Monthly
£1,750
Yield
6.46%
Verdict
Derived from HomePortfolio scores
8 Watson Gardens earns an INVESTIGATE rating with HP Score 76/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). 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 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
76
HP Score
76/ 100
Strong
67
Investment Score
67/ 100
Moderate
16
Crime Score
16/ 100
Moderate
59
Walkability
59/ 100
Moderate
Transit & Bike
Transit 36Bike 61
Walk Score, out of 100
Valuation & Market
Sale Estimate£325,000
Rent Estimate (pcm)£1,750
Gross Yield6.46%
1y Growth-
3y Growth+1.3%
5y Growth+2.7%
10y Growth+2.7%
Last Sold Price£325,000 (2023-03-10)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningUnknown
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0RM3 0WZ
Approval Rate
-12mo
Development
low
- PendingD0428.26Certificate of lawfulness for proposed conversion of garage to habitable room
- PendingY0245.26Single storey rear extension with an overall depth of 5m, a maximum height of 3.30m, and an eaves height of 3m. (PRIOR APPROVAL)
- PendingD0421.26Certificate of lawfulness for a hip to gable loft conversion with rear dormer, gable window and roof lights to front
Ownership
- Corporate Ownership65.5%
- Overseas OwnershipNo
- Lease Term Remaining87 yrs
- CovenantsRestrictive
- Lease TypeLeasehold
- Last Ownership Change2023-03-10
- SourceLand Registry
Connectivity
Broadband (Standard)
14 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£40,726
Population Density-
Owner Occupied58%
Age Distribution
0-15 20%16-64 63%65+ 17%
Schools Nearby
- Lime Academy Ravensbourne0.3 miGood
- Ardleigh Green Junior School0.4 miOutstanding
- Ardleigh Green Infant School0.4 miOutstanding
- -Edullect Academy Independent School0.6 mi
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 6 Watson Gardens-£255k-
- 8 Watson Gardens-£325k-
- 2 Watson Gardens-£365k-
- 10 Watson Gardens-£295k-