34 Beech Road, Watford, WD24 6NY

UPRN:100080928612Terrace Property3 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: D (62)

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

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£497,000

£473k - £522kHigh

Estimate

£497k

Range

£473k – £522k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.04%

Verdict

Derived from HomePortfolio scores

34 Beech Road earns an INVESTIGATE rating with HP Score 68/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (56/100). 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

68/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

56/ 100

Moderate

Transit & Bike

Transit 25Bike 44

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£500,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £166,300
Net cash flow: -£234/mo
Cash on cash: -1.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.24 - 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£497,000

Rent Estimate (pcm)£2,100

Gross Yield5.04%

1y Growth-

3y Growth+2.1%

5y Growth+2.9%

10y Growth+2.3%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD24 6NY

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
26/00855/HPD
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6.00m for which the maximum height would be 3.25m and for which the height of the eaves would be 2.90m
Pending
IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending

View Planning Timeline

Ownership

Corporate Ownership52%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density-

Owner Occupied45%

Age Distribution

0-15 24%16-64 67%65+ 9%

View Area Profile

Schools Nearby

Cherry Tree Primary School
0.2 mi
Good
Beechfield School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Orchard Primary School
0.4 mi
Good
Parkgate Junior School
0.5 mi
OutstandingConcerns

3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

10 Beech Road
-
£500k
-
44 Beech Road
-
£430k
-
46 Beech Road
-
£552k
-
48B Beech Road
-
£365k
-

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