93 North Western Avenue, Watford, WD25 0AG

UPRN:100080944699Semi-Detached House4 bedsBuilt 1930-1949

FreeholdCouncil Tax: Band DEPC: C (75)

Data freshness:Listing· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

93 North Western Avenue, Watford, WD25 0AG

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£560,000

£532k - £588kHigh

Estimate

£560k

Range

£532k – £588k

Rent Estimate (pcm)

£2,200

£2k - £2k

Monthly

£2,200

Yield

4.55%

Verdict

Derived from HomePortfolio scores

93 North Western Avenue earns an INVESTIGATE rating with HP Score 73/100. Investment score 63/100 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

73/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

44/ 100

Mixed

Transit & Bike

Transit 12Bike 43

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceListing checked 5 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 -3.6% (HIGH), sold-comps +13.3%, £/sqft +13.3%] → 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 (HIGH confidence) · snapshot 13 Oct 2026
- valuation_snapshotsestimate for 100080944699· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%· as of 3 Nov 2026
Rental economics0/40
gross yield 4.6%; range width penalty ×0.79
- valuation_snapshotsrent estimate 2200/mo (range 1950-2400)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -960/mo, -44% 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 5 Nov 2026
Seller motivationNot scored
context, not scored: 1 price cut(s), 62 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 5 Nov 2026
Risk & liquidity14.6/15
205 sales/12mo in area; valuation range width 10%
- 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

£435,000£667,000

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£580,000

At the asking price

Monthly rent£2,200/mo

Evidenced range £1,950-£2,400

Interest rate5.4%

Loan to value75%

Cash required: £194,300
Net cash flow: -£434/mo
Cash on cash: -2.7%
Score at this price: 17

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.12 - below 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 100080944699Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 18.5%Valuation edge · as of 3 Nov 2026
valuation_snapshotsrent estimate 2200/mo (range 1950-2400)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2200/mo (range 1950-2400)
Seller motivation could not be scored
context, not scored: 1 price cut(s), 62 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. Ask the agent why the price was reduced and whether a previous sale fell through.
1 price cut(s) recorded on the listing history.
3. 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.
4. Commission a full structural survey, not a basic condition report.
The score prices market evidence, not the fabric of the building.

Valuation & Market

Sale Estimate£560,000

Rent Estimate (pcm)£2,200

Gross Yield4.55%

1y Growth-

3y Growth-0.4%

5y Growth+1.8%

10y Growth+1.8%

Last Sold Price£245,000 (2007-12-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WD25 0AG

Approval Rate

-12mo

Development

low

26/00855/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 3.25m and for which the height of the eaves would be 2.90m
Pending
IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending
26/00853/FULH
Erection of single storey front and side extension- amended description
Pending

View Planning Timeline