22 Pondfield Crescent, St. Albans, AL4 9PF

UPRN:100080861973Semi-Detached House5 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band FEPC: D (56)

Data freshness:Planning· 1mo agoOwnership· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

22 Pondfield Crescent, St. Albans, AL4 9PF

HP Score

/ 100

Strong

Verdict

today

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

Evidence

17 of 21 sources

Sale Estimate

£974,000

£925k - £1.02MHigh

Estimate

£974k

Range

£925k – £1.02M

Rent Estimate (pcm)

£3,400

£3k - £4k

Monthly

£3,400

Yield

4.29%

Verdict

Derived from HomePortfolio scores

22 Pondfield Crescent earns an INVESTIGATE rating with HP Score 79/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (66/100). 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)Defra 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

79/ 100

Strong

Investment Score

57/ 100

Moderate

Crime Score

4/ 100

Low

Walkability

66/ 100

Moderate

Transit & Bike

Transit 18Bike 55

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM +2.5% (HIGH), sold-comps -4.4%, £/sqft -4.4%] → 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 100080861973· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%· as of 10 Nov 2026
Rental economics0/40
gross yield 4.3%; range width penalty ×0.76
- valuation_snapshotsrent estimate 3400/mo (range 3050-3800)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,639/mo, -48% 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
Seller motivationNot scored
context, not scored: 0 price cut(s), 206 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 4 Nov 2026
Risk & liquidity14.6/15
244 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

£712,500£1,092,500

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£950,000

At the asking price

Monthly rent£3,400/mo

Evidenced range £3,050-£3,800

Interest rate5.4%

Loan to value75%

Cash required: £325,050
Net cash flow: -£852/mo
Cash on cash: -3.1%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.06 - 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_snapshotsestimate for 100080861973Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 14.2%Valuation edge · as of 10 Nov 2026
valuation_snapshotsrent estimate 3400/mo (range 3050-3800)Rental economics · as of 9 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

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 3400/mo (range 3050-3800)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 206 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

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. 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.
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£974,000

Rent Estimate (pcm)£3,400

Gross Yield4.29%

1y Growth-

3y Growth-3.1%

5y Growth+1.7%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

7AL4 9PF

Approval Rate

0%12mo

Development

low

5/2026/1777
Prior Notification - Single storey rear extension 3.0m in height x 6.0m in depth with 2.70m height to eaves
Pending
5/2026/1636
Certificate of Lawfulness (proposed) - Loft extension with rear dormer
Pending
5/2026/1694
Hip to gable with rear dormer, replacement of front rooflights, replacement of front porch and garage roof with alterations to openings
Pending

View Planning Timeline

Ownership

Corporate Ownership63.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

5 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,543

Population Density3,654 /km²

Owner Occupied96%

Age Distribution

0-15 24%16-64 55%65+ 21%

View Area Profile

Schools Nearby

Wheatfields Infants' and Nursery School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Wheatfields Junior Mixed School
0.1 mi
Good
Sandringham School
0.2 mi
Outstanding
Skyswood Primary & Nursery School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

38 Pondfield Crescent
-
£890k
-
30 Pondfield Crescent
-
£950k
-
6 Pondfield Crescent
-
£680k
-
68 Pondfield Crescent
-
£950k
-

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