48 Ladys Close, Watford, WD18 0WA

UPRN:100080941007Mid Terrace House3 bedsBuilt 1983-1990

FreeholdCouncil Tax: Band FEPC: C (73)

Data freshness:Price Paid· freshPlanning· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

5 days ago

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

Evidence

19 of 21 sources

Sale Estimate

£647,000

£615k - £679kHigh

Estimate

£647k

Range

£615k – £679k

Rent Estimate (pcm)

£2,950

£3k - £3k

Monthly

£2,950

Yield

5.45%

Verdict

Derived from HomePortfolio scores

48 Ladys Close earns an INVESTIGATE rating with HP Score 60/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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 NationsMarket 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

HP Score

60/ 100

Mixed

Investment Score

62/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 30Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£650,000

At the asking price

Monthly rent£2,950/mo

Evidenced range £2,750-£3,200

Interest rate5.4%

Loan to value75%

Cash required: £218,800
Net cash flow: -£151/mo
Cash on cash: -0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.34 - clears 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£647,000

Rent Estimate (pcm)£2,950

Gross Yield5.45%

1y Growth-

3y Growth+0.9%

5y Growth+0.8%

10y Growth+1.7%

Last Sold Price£500,000 (2018-06-08)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1WD18 0WA

Approval Rate

-12mo

Development

low

26/00861/DISCON
Details submitted for Condition 15.(EV Charging) pursuant to planning permission 19/00778/FULM 24/00538/VARM
Pending
26/00827/NONMAT
Non-material amendment to planning permission 22/00727/VARM to amend Condition 20 (cafe/restaurant use and opening hours) to allow the ground floor commercial unit adjoining the office entrance to open to the public from 0700 hours on any day, instead of 0800 hours. The permitted closing time of 2300 hours remains unchanged, and no physical works are proposed
Pending
26/00811/DISCON
Details submitted for Condition 3 (external materials) pursuant to planning permission 23/01193/FULH
Pending

View Planning Timeline

Ownership

Corporate Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2018-06-08
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

16 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density4,487 /km²

Owner Occupied44%

Age Distribution

0-15 20%16-64 69%65+ 11%

View Area Profile

Schools Nearby

Watford Grammar School for Girls
0.1 mi
Outstanding
Chater Junior School
0.2 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Field Junior School
0.3 mi
-
Watford Field School (Infant & Nursery)
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

18 Ladys Close
-
£235k
-
6 Ladys Close
-
£378k
-
48 Ladys Close
-
£500k
-
22 Ladys Close
-
£400k
-

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