2 Merrifield Court, Welwyn Garden City, AL7 4SG

UPRN:10007553552Purpose Built Flat2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (78)

Data freshness:Planning· 4mo agoOwnership· freshEPC· 4mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

2 Merrifield Court, Welwyn Garden City, AL7 4SG

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£268,000

£255k - £282kHigh

Estimate

£268k

Range

£255k – £282k

Rent Estimate (pcm)

£1,550

£1k - £2k

Monthly

£1,550

Yield

7.15%

Verdict

Derived from HomePortfolio scores

2 Merrifield Court earns an INVESTIGATE rating with HP Score 71/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (50/100). 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

59/ 100

Moderate

Crime Score

21/ 100

Moderate

Walkability

50/ 100

Moderate

Transit & Bike

Transit 9Bike 54

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 3 Nov 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 +3.0% (HIGH), sold-comps +0.0%, £/sqft +0.1%] → 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 Nov 2026
- valuation_snapshotsestimate for 10007553552· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%· as of 1 Nov 2026
Rental economics16.2/40
gross yield 7.2%; range width penalty ×0.94
- valuation_snapshotsrent estimate 1550/mo (range 1450-1650)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -88/mo, -6% 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 3 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 2 price cut(s), 292 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 3 Nov 2026
Risk & liquidity14.6/15
324 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

£195,000£299,000

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£260,000

At the asking price

Monthly rent£1,550/mo

Evidenced range £1,450-£1,650

Interest rate5.4%

Loan to value75%

Cash required: £82,300
Net cash flow: £196/mo
Cash on cash: 2.9%
Score at this price: 31

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.77 - 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 10007553552Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.8%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 1550/mo (range 1450-1650)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 3 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 3 Nov 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 1550/mo (range 1450-1650)
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. Ask the agent why the price was reduced and whether a previous sale fell through.
2 price cut(s) recorded on the listing history.
3. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£268,000

Rent Estimate (pcm)£1,550

Gross Yield7.15%

1y Growth+8.1%

3y Growth+0.8%

5y Growth+2.5%

10y Growth+2.0%

Last Sold Price£300,000 (2019-04-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0AL7 4SG

Approval Rate

-12mo

Development

low

6/2026/1932/PN8
Prior approval for single storey rear extension measuring 3.3m in depth, 2.5m to the eaves and the maximum height of 3.4m
Pending
6/2026/1883/EM
Replacing and altering an existing window to reduce its width and height
Pending
6/2026/1880/EM
Erection of garden office with an external air-conditioning unit and one storage shed
Pending

View Planning Timeline

Ownership

Corporate Ownership40.7%
Overseas OwnershipNo
Lease Term Remaining128 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2019-04-30
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

8 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,805

Population Density7,831 /km²

Owner Occupied53%

Age Distribution

0-15 27%16-64 63%65+ 10%

View Area Profile

Schools Nearby

Creswick Academy
0.2 mi
Inspected as Creswick Primary & Nursery School (URN 117229) on 6 Dec 2022
Our Lady Catholic Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Stanborough School
0.7 mi
Good
Ludwick Nursery School
0.7 mi
Outstanding

3 of 12 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

49 Merrifield Court
-
£253k
-
32 Merrifield Court
-
£256k
-
25 Merrifield Court
-
£280k
-
17 Merrifield Court
-
£276k
-

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