1A Birch Tree Walk, Watford, WD17 4SH

UPRN:100080929049-Beds -Built 1950-1966

Tenure: -Council Tax: Band GEPC: D (59)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· 1mo 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

17 of 21 sources

Sale Estimate

£1,064,000

£958k - £1.17MMedium

Estimate

£1.06M

Range

£958k – £1.17M

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

1A Birch Tree Walk earns an INVESTIGATE rating with HP Score 70/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (28/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. 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

70/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

28/ 100

Low

Transit & Bike

Transit 22Bike 29

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge0/15
claims [AVM +7.4% (MEDIUM)] → 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 (MEDIUM confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100080929049· as of 13 Oct 2026
Risk & liquidity12.8/15
178 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100080929049Valuation edge · as of 13 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
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. Fill the rental economics gap before relying on the score.
no rent estimate available
4. Fill the stress margin gap before relying on the score.
no rent to stress

Valuation & Market

Sale Estimate£1,064,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth+6.6%

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD17 4SH

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 Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

28 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

The Orchard Primary School
0.3 mi
Good
Beechfield School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Nascot Wood Junior School
0.4 mi
Outstanding
Nascot Wood Infant and Nursery School
0.5 mi
Good

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

View All Schools

Comparables

View All

10 Birch Tree Walk
-
£890k
-
2A Birch Tree Walk
-
£810k
-
11 Birch Tree Walk
-
£860k
-
9 Birch Tree Walk
-
£790k
-

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