62 King Georges Avenue, Watford, WD18 7QD

UPRN:100080940549End Terrace HouseBeds -Built 1930-1949

FreeholdCouncil Tax: Band DEPC: D (58)

Data freshness:Listing· freshPlanning· 3mo agoOwnership· 1mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

62 King Georges Avenue, Watford, WD18 7QD

HP Score

/ 100

Mixed

Verdict

6 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£594,000

£535k - £654kMedium

Estimate

£594k

Range

£535k – £654k

Rent Estimate (pcm)

£2,250

£2k - £3k

Monthly

£2,250

Yield

5.14%

Verdict

Derived from HomePortfolio scores

62 King Georges Avenue earns an INVESTIGATE rating with HP Score 71/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (61/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

62/ 100

Moderate

Crime Score

30/ 100

Moderate

Walkability

61/ 100

Moderate

Transit & Bike

Transit 29Bike 62

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 4 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge2.5/15
claims [AVM +11.6% (MEDIUM), sold-comps +15.2%, £/sqft +15.2%] → measured edge +0.50pp 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 10 Oct 2026
- valuation_snapshotsestimate for 100080940549· as of 10 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%· as of 1 Nov 2026
Rental economics0.9/40
gross yield 5.1%; range width penalty ×0.80
- valuation_snapshotsrent estimate 2250/mo (range 2050-2500)· as of 10 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -691/mo, -31% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 32 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge
- portal_listingsprice_changes + first_published_date· as of 4 Nov 2026
Risk & liquidity12.8/15
204 sales/12mo in area; valuation range width 20%
- property_intelligencetransactions_12mo

4 of 4 components scored. Ranks on gross yield, the stress margin, risk and disclosed facts. A pricing claim earns only its measured edge: today 0 for the market estimate and at most +0.5pp for sold evidence. The score itself is not yet checked against the outcomes of homes it scored.

Economics

What happens to your money

Price sensitivity

£394,000£604,000

The same scorer re-run at hypothetical asking prices, holding rent, comps and listing history constant. Not a prediction of what the seller would accept.

Your assumptions

Purchase price£525,000

At the asking price

Monthly rent£2,250/mo

Evidenced range £2,050-£2,500

Interest rate5.4%

Loan to value75%

Cash required: £175,050
Net cash flow: -£214/mo
Cash on cash: -1.5%
Score at this price: 16

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.27 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Evidence

Where every number comes from

valuation_snapshotsestimate for 100080940549Valuation edge · as of 10 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 19.6%Valuation edge · as of 1 Nov 2026
valuation_snapshotsrent estimate 2250/mo (range 2050-2500)Rental economics · as of 10 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 Nov 2026

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 needs verification before you rely on it
rent estimate 2250/mo (range 2050-2500)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 32 days on market; homes with a cut sold 0.2-0.3pp further below the cut ask, which is not an edge

Property risk deep-dive →

Plan

Before you offer

1. Get two written rental appraisals from local lettings agents.
The rent estimate rests on area-level evidence, not lettings on this street.
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. 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£594,000

Rent Estimate (pcm)£2,250

Gross Yield5.14%

1y Growth-

3y Growth+0.9%

5y Growth+0.8%

10y Growth+1.7%

Last Sold Price£195,000 (2003-07-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WD18 7QD

Approval Rate

100%12mo

Development

low

26/00852/TPO
Works to tree/s T1 under TPO.No.73 - fell Ash due to decay and proximity to public
Pending
26/00804/FULH
Erection of a front porch and a single storey rear extension.
Pending
26/00822/HPD
The erection of a single storey rear extension which would extend beyond the rear wall of the original house by 6.0m for which the maximum height would be 3.3m and for which the height of the eaves would be 2.8m
Pending

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2003-07-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density14,342 /km²

Owner Occupied33%

Age Distribution

0-15 22%16-64 68%65+ 10%

View Area Profile

Schools Nearby

Ascot Road Primary School
0.2 mi
GoodConcerns
St Anthony's Catholic Primary School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Watford Grammar School for Boys
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Chessbrook Education Support Centre
0.4 mi
Outstanding

7 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

72 King Georges Avenue
-
£300k
-
72A King Georges Avenue
-
£240k
-
18 King Georges Avenue
-
£500k
-
36 King Georges Avenue
-
£620k
-

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