9 Lamb Close, Watford, WD25 0TB
UPRN:100080941018Detached House4 bedsBuilt 1991-1995
FreeholdCouncil Tax: Band FEPC: D (61)
Data freshness:Listing· 8mo agoListing: stale, refreshed 8mo ago (2026-03-23T08:38:43.027431+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:01:34.439386+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
72
/ 100
Mixed
Verdict
7 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
19 of 21 sourcesSale Estimate
£797,000
£757k - £836kHigh
Estimate
£797k
Range
£757k – £836k
Rent Estimate (pcm)
£3,050
£3k - £3k
Monthly
£3,050
Yield
4.59%
Verdict
Derived from HomePortfolio scores
9 Lamb Close earns an INVESTIGATE rating with HP Score 72/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (44/100). 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 Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
72
HP Score
72/ 100
Mixed
64
Investment Score
64/ 100
Moderate
18
Crime Score
18/ 100
Moderate
44
Walkability
44/ 100
Mixed
Transit & Bike
Transit 21Bike 55
Walk Score, out of 100
Valuation & Market
Sale Estimate£797,000
Rent Estimate (pcm)£3,050
Gross Yield4.59%
1y Growth+22.5%
3y Growth-0.4%
5y Growth+1.8%
10y Growth+1.8%
Last Sold Price£765,000 (2020-12-18)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0WD25 0TB
Approval Rate
-12mo
Development
low
- Pending26/00872/NONMATNon - material amendment for revised plans and external materials pursuant to planning permission 26/00621/FULH
- Conditions26/00790/TPOWorks to Tree/s under TPO. No.69 - T7 - False Acacia tree - Fell diseased to ground level (section fell due to proximity to house and highway) and grind out stump to below ground level.
- Pending26/00797/VARVariaiton of Condition 2 (Plans) and 3 (Roof of Outbuilding) of planning permission 20/00466/FULH to Built to new submitted As Built plans and Roof from tiled to felt.
Ownership
- Corporate Ownership62.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2020-12-18
- SourceLand Registry
Connectivity
Broadband (Standard)
15 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£37,172
Population Density5,218 /km²
Owner Occupied80%
Age Distribution
0-15 16%16-64 62%65+ 22%
Schools Nearby
- Kingswood Nursery School0.3 miOutstanding
- Stanborough Primary School0.3 miGood
- Inspected by ISIStanborough Secondary School0.4 mi
- Alban Wood Primary School and Nursery0.4 miGoodConcerns
5 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 14 Lamb Close-£680k-
- 29 Lamb Close-£555k-
- 21 Lamb Close-£539k-
- 9 Lamb Close-£765k-