58 Gaddesden Crescent, Watford, WD25 9QX

UPRN:100080935885Semi-Detached House2 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: E (43)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

58 Gaddesden Crescent, Watford, WD25 9QX

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

£481,000

£433k - £529kMedium

Estimate

£481k

Range

£433k – £529k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

3.90%

Verdict

Derived from HomePortfolio scores

58 Gaddesden Crescent earns an INVESTIGATE rating with HP Score 65/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (52/100). 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

65/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

37/ 100

Elevated

Walkability

52/ 100

Moderate

Transit & Bike

Transit 19Bike 58

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£585,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,700-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £196,050
Net cash flow: -£659/mo
Cash on cash: -4.0%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.96 - 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£481,000

Rent Estimate (pcm)£1,900

Gross Yield3.90%

1y Growth-

3y Growth-0.4%

5y Growth+1.8%

10y Growth+1.8%

Last Sold Price£340,000 (2016-04-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD25 9QX

Approval Rate

-12mo

Development

low

26/1779/CLPD
Certificate of Lawfulness Proposed Development: Construction of single storey rear extension, conversion of garage into habitable accommodation, loft conversion including rear Juliet dormer and side window, front rooflights
Pending
26/00872/NONMAT
Non - material amendment for revised plans and external materials pursuant to planning permission 26/00621/FULH
Pending
26/00835/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 2.80m and for which the height of the eaves would be 2.80m
Pending

View Planning Timeline

Ownership

Corporate Ownership61.9%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2016-04-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density3,856 /km²

Owner Occupied55%

Age Distribution

0-15 20%16-64 66%65+ 14%

View Area Profile

Schools Nearby

Coates Way JMI and Nursery School
0.3 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Catherine of Siena Catholic Primary School
0.4 mi
Good
The Grove Academy
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Stanborough Primary School
0.6 mi
Good

4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

68 Gaddesden Crescent
-
£505k
-
74 Gaddesden Crescent
-
£495k
-
94 Gaddesden Crescent
-
£548k
-
82 Gaddesden Crescent
-
£460k
-

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