25 Pretoria Road, Watford, WD18 0RL

UPRN:100080946227Mid Terrace House3 bedsBuilt 1900-1929

FreeholdCouncil Tax: Band CEPC: D (68)

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

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

20 of 21 sources

Sale Estimate

£413,000

£392k - £434kHigh

Estimate

£413k

Range

£392k – £434k

Rent Estimate (pcm)

£1,900

£2k - £2k

Monthly

£1,900

Yield

5.49%

Verdict

Derived from HomePortfolio scores

25 Pretoria Road earns an INVESTIGATE rating with HP Score 63/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is good (83/100). 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

63/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

82/ 100

Elevated

Walkability

83/ 100

High

Transit & Bike

Transit 26Bike 68

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£415,000

At the asking price

Monthly rent£1,900/mo

Evidenced range £1,750-£2,000

Interest rate5.4%

Loan to value75%

Cash required: £136,550
Net cash flow: -£85/mo
Cash on cash: -0.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.36 - 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£413,000

Rent Estimate (pcm)£1,900

Gross Yield5.49%

1y Growth-

3y Growth+0.9%

5y Growth+0.8%

10y Growth+1.7%

Last Sold Price£349,000 (2019-07-16)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD18 0RL

Approval Rate

-12mo

Development

low

26/00878/DISCON
Details submitted for Condition 18. (vehicular access) pursuant to planning permission 24/01103/FULM
Pending
26/00877/DISCON
Details submitted for Condition 26. and 27 (hard and soft landscaping) pursuant to planning permission 24/01103/FULM
Pending
26/00875/DISCON
Details submitted for Condition 25 (Landscaping and Biodiversity) pursuant to planning permission 19/00778/FULM
Pending

View Planning Timeline

Ownership

Corporate Ownership52.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2019-07-16
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density-

Owner Occupied52%

Age Distribution

0-15 23%16-64 71%65+ 6%

View Area Profile

Schools Nearby

Chater Infant School
0.1 mi
GoodImproving
Chater Junior School
0.1 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Watford Grammar School for Boys
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Watford Grammar School for Girls
0.4 mi
Outstanding

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

View All Schools

Comparables

View All

61 Pretoria Road
-
£380k
-
65 Pretoria Road
-
£355k
-
34 Pretoria Road
-
£179k
-
61 Pretoria Road
-
£365k
-

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