10 Armand Close, Watford, WD17 4SQ

UPRN:100080928100Detached House5 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band GEPC: E (53)

Data freshness:Listing· freshEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,095,000

£1.04M - £1.15MHigh

Estimate

£1.09M

Range

£1.04M – £1.15M

Rent Estimate (pcm)

£3,650

£3k - £4k

Monthly

£3,650

Yield

3.98%

Verdict

Derived from HomePortfolio scores

10 Armand Close earns an INVESTIGATE rating with HP Score 69/100. Investment score 53/100 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

69/ 100

Mixed

Investment Score

53/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

30/ 100

Mixed

Transit & Bike

Transit 20Bike 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£1,100,000

At the asking price

Monthly rent£3,650/mo

Evidenced range £3,200-£4,150

Interest rate5.4%

Loan to value75%

Cash required: £385,050
Net cash flow: -£1,186/mo
Cash on cash: -3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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£1,095,000

Rent Estimate (pcm)£3,650

Gross Yield3.98%

1y Growth-

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£190,000 (1996-07-31)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WD17 4SQ

Approval Rate

-12mo

Development

low

26/00873/TPO5
Works to tree T9 - Sycamore under TPO-No.228 - multi-stemmed 12-meter-tall tree growing within 6m of the main building has a large cavity at the base of the two large stems on the building side of the tree, dismantle these two stems safely to remove the risk of failure toward the property
Pending
26/00854/FULH
Construction of proposed outbuilding to be used as a summer house/gym
Pending
IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending

View Planning Timeline

Ownership

Corporate Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change1996-07-31
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£37,172

Population Density-

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
0.3 mi
Outstanding
Nascot Wood Infant and Nursery School
0.4 mi
Good
The Orchard Primary 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

6 Armand Close
-
£1.27M
-
8 Armand Close
-
£870k
-
4 Armand Close
-
£910k
-
4 Armand Close
-
£570k
-

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