10 Blackthorn Close, Watford, WD25 7EL
UPRN:100080929099Terrace Property4 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band CEPC: D (62)
Data freshness:Listing· 4mo agoListing: stale, refreshed 4mo ago (2026-07-14T04:00:04.462435+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:59:43.687683+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+00:00)Risk· 5mo agoRisk: stale, refreshed 5mo ago (2026-06-18T00:00:00+00:00)Connectivity· 1mo agoConnectivity: ageing, refreshed 1mo ago (2026-10-03T06:43:10.905825+00:00)Schools· 1mo agoSchools: ageing, refreshed 1mo ago (2026-10-06T05:00:30.533230+00:00)Amenities· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
73
/ 100
Mixed
Verdict
7 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
20 of 21 sourcesSale Estimate
£629,000
£598k - £661kHigh
Estimate
£629k
Range
£598k – £661k
Rent Estimate (pcm)
£2,600
£2k - £3k
Monthly
£2,600
Yield
4.96%
Verdict
Derived from HomePortfolio scores
10 Blackthorn Close earns an INVESTIGATE rating with HP Score 73/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
73
HP Score
73/ 100
Mixed
54
Investment Score
54/ 100
Moderate
21
Crime Score
21/ 100
Moderate
66
Walkability
66/ 100
Moderate
Transit & Bike
Transit 20Bike 54
Walk Score, out of 100
Valuation & Market
Sale Estimate£629,000
Rent Estimate (pcm)£2,600
Gross Yield4.96%
1y Growth-
3y Growth-0.4%
5y Growth+1.8%
10y Growth+1.8%
Last Sold Price£121,950 (1999-10-22)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0WD25 7EL
Approval Rate
-12mo
Development
low
- Pending26/00860/FULRetrospective - Sub-division of existing dwelling to provide 1 x 2-bedroom dwelling and 1 x short-term holiday accommodation (airbnb) for a temporary period of two years.
- Pending26/1675/DISDischarge of Condition 45(Fire Hydrants) pursuant to planning permission 25/0896/FUL
- Pending26/1659/TPOT1 - Scots pine x 1 - reduce crown by tip-thinning the lateral branches by around 1m to reduce overall density and shading to the garden area. As part of the works significant sized deadwood will be removed.
Ownership
- Corporate Ownership62.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change1999-10-22
- SourceLand Registry
Connectivity
Broadband (Standard)
7 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,172
Population Density6,932 /km²
Owner Occupied56%
Age Distribution
0-15 24%16-64 64%65+ 12%
Schools Nearby
- Alban Wood Primary School and Nursery0.2 miGoodConcerns
- Future Academies Watford0.4 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Garston Manor School0.5 miGood
- Parmiter's School0.6 miOutstanding
3 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 48 Blackthorn Close-£460k-
- 4 Blackthorn Close-£445k-
- 13 Blackthorn Close-£423k-
- 50 Blackthorn Close-£380k-