12 Purbeck House, Crusader Way, Watford, WD18 6GP
UPRN:100080933602Flat/Maisonette1 bedsBuilt 1991-1995
LeaseholdCouncil Tax: Band CEPC: D (66)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-23T08:38:43.027431+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:10:53.105382+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+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
75
/ 100
Strong
Verdict
7 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed
Evidence
18 of 21 sourcesSale Estimate
£209,000
£199k - £220kHigh
Estimate
£209k
Range
£199k – £220k
Rent Estimate (pcm)
£950
£900 - £1k
Monthly
£950
Yield
5.45%
Verdict
Derived from HomePortfolio scores
12 Purbeck House earns an INVESTIGATE rating with HP Score 75/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (67/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
75
HP Score
75/ 100
Strong
66
Investment Score
66/ 100
Moderate
24
Crime Score
24/ 100
Moderate
67
Walkability
67/ 100
Moderate
Transit & Bike
Transit 18Bike 61
Walk Score, out of 100
Valuation & Market
Sale Estimate£209,000
Rent Estimate (pcm)£950
Gross Yield5.45%
1y Growth-
3y Growth+0.9%
5y Growth+0.8%
10y Growth+1.7%
Last Sold Price£188,000 (2018-03-13)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonLow
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0WD18 6GP
Approval Rate
-12mo
Development
low
- Pending26/00878/DISCONDetails submitted for Condition 18. (vehicular access) pursuant to planning permission 24/01103/FULM
- Pending26/00877/DISCONDetails submitted for Condition 26. and 27 (hard and soft landscaping) pursuant to planning permission 24/01103/FULM
- Pending26/00804/FULHErection of a front porch and a single storey rear extension.
Ownership
- Corporate Ownership52.2%
- Overseas OwnershipNo
- Lease Term Remaining157 yrs
- CovenantsNone
- Lease TypeLeasehold
- Last Ownership Change2018-03-13
- SourceLand Registry
Connectivity
Broadband (Standard)
13 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,172
Population Density4,583 /km²
Owner Occupied35%
Age Distribution
0-15 23%16-64 65%65+ 12%
Schools Nearby
- Westfield Academy0.1 miArea grades2024
Inspected after Ofsted withdrew the single overall grade.
- Chessbrook Education Support Centre0.1 miOutstanding
- Willow Tree Primary School0.2 mi
Inspected as Holywell Primary School (URN 117290) on 19 Apr 2023
- St Anthony's Catholic Primary School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Purbeck House Crusader Way-£168k-
- Purbeck House Crusader Way-£154k-
- Purbeck House Crusader Way-£188k-
- Purbeck House Crusader Way-£200k-