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85 Sutton Road, Watford, WD17 2QG

UPRN:100080950558Terrace Property2 bedsBuilt 1900-1929
FreeholdCouncil Tax: Band CEPC: D (65)
Data freshness:Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T05:51:31.662788+00:00)Planning· freshPlanning: fresh, refreshed 6d ago (2026-11-01T08:00:08.359628+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
85 Sutton Road, Watford, WD17 2QG

HP Score

Strong
Verdict
6 days ago
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Strong fundamentals; flood risk not assessed

Evidence
20 of 21 sources
Sale Estimate
£422,000
£400k - £443kHigh
Estimate
£422k
Range
£400k – £443k
Rent Estimate (pcm)
£1,700
£2k - £2k
Monthly
£1,700
Yield
4.83%

Verdict

Derived from HomePortfolio scores

85 Sutton Road earns an INVESTIGATE rating with HP Score 81/100. Investment score 66/100 reflects moderate fundamentals. Crime intensity is low. Walkability is good (81/100). 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
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HP Score
81/ 100
Strong
Investment Score
66/ 100
Moderate
Crime Score
16/ 100
Moderate
Walkability
81/ 100
High
Transit & Bike
Transit 36Bike 68
Walk Score, out of 100

Valuation & Market

Sale Estimate£422,000
Rent Estimate (pcm)£1,700
Gross Yield4.83%
1y Growth+39.0%
3y Growth-2.6%
5y Growth-0.5%
10y Growth+0.9%
Last Sold Price£375,000 (2022-09-29)
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseLow
View Full Risk Report

Planning Activity

Recent Apps
1WD17 2QG
Approval Rate
100%12mo
Development
low
  • 26/00874/TCA
    Works to trees in cnservation area - T1 Lime and T2 Lime reduce the overgrowth overhanging neighbouring properties back to the limbs where they were previously cut (see comparision photos)
    Pending
  • 26/00843/ADV
    Retrospective consent to display internally illuminated fascia signage
    Pending
  • 26/00841/LDC
    Lawful Development Certificate - Change of use from a single-family dwelling house (Use Class C3) to a dwellinghouse by not more than six residents (Use Class C4). (House Multiple Occupation).
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership40.6%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2022-09-29
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
16 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172
Population Density11,437 /km²
Owner Occupied42%
Age Distribution
0-15 21%16-64 74%65+ 5%
View Area Profile

Schools Nearby

  • Watford St John's Church of England Primary School
    0.1 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

  • Nisai Virtual Academy Ltd
    0.2 mi
    -
  • Central Primary School
    0.3 mi
    Report card2026

    Ofsted no longer awards a single overall grade.

  • Lanchester Primary School
    0.5 mi
    -

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

View All Schools

Comparables

View All
  • Hertford House Sutton Road
    -
    £203k
    -
  • 79 Sutton Road
    -
    £418k
    -
  • 113A Sutton Road
    -
    £229k
    -
  • 91 Sutton Road
    -
    £535k
    -