58 Tunnel Wood Road, Watford, WD17 4GE

UPRN:100080952804Detached House4 bedsBuilt 1991-1995

FreeholdCouncil Tax: Band GEPC: C (73)

Data freshness:Listing· freshPlanning· 5mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£1,154,000

£1.10M - £1.21MHigh

Estimate

£1.15M

Range

£1.10M – £1.21M

Rent Estimate (pcm)

£3,950

£4k - £4k

Monthly

£3,950

Yield

3.95%

Verdict

Derived from HomePortfolio scores

58 Tunnel Wood Road earns an INVESTIGATE rating with HP Score 70/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (21/100). 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

70/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

21/ 100

Low

Transit & Bike

Transit 22Bike 26

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 10 Nov 2026

This rests largely on a single source. Treat the score as a prompt to investigate, not a conclusion.

Valuation edge0/15
claims [AVM -4.0% (HIGH), sold-comps -23.6%, £/sqft -23.6%] → measured edge +0.00pp 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 9 Nov 2026
- valuation_snapshotsestimate for 100080952804· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%· as of 11 Nov 2026
Rental economics0/40
gross yield 4.0%; range width penalty ×0.72
- valuation_snapshotsrent estimate 3950/mo (range 3500-4450)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -2,289/mo, -58% 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 10 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 427 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 10 Nov 2026
Risk & liquidity14.6/15
178 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

£900,000£1,380,000

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£1,200,000

At the asking price

Monthly rent£3,950/mo

Evidenced range £3,500-£4,450

Interest rate5.4%

Loan to value75%

Cash required: £425,050
Net cash flow: -£1,315/mo
Cash on cash: -3.7%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.98 - 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 100080952804Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%Valuation edge · as of 11 Nov 2026
valuation_snapshotsrent estimate 3950/mo (range 3500-4450)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 10 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 10 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 3950/mo (range 3500-4450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 427 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. 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£1,154,000

Rent Estimate (pcm)£3,950

Gross Yield3.95%

1y Growth-

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£567,500 (2013-11-22)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WD17 4GE

Approval Rate

-12mo

Development

low

26/00873/TPO5
Works to tree T9 - Sycamore under TPO-No.228 - multi-stemmed 12-meter-tall tree growing within 6m of the main building has a large cavity at the base of the two large stems on the building side of the tree, dismantle these two stems safely to remove the risk of failure toward the property
Rejected
26/00854/FULH
Construction of proposed outbuilding to be used as a summer house/gym
Pending
IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending

View Planning Timeline

Ownership

Corporate Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2013-11-22
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

22 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density-

Owner Occupied82%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Beechfield School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
The Orchard Primary School
0.3 mi
Good
Nascot Wood Junior School
0.4 mi
Outstanding
Nascot Wood Infant and Nursery School
0.4 mi
Good

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

View All Schools

Comparables

View All

62 Tunnel Wood Road
-
£950k
-
54 Tunnel Wood Road
-
£940k
-
50 Tunnel Wood Road
-
£900k
-
56 Tunnel Wood Road
-
£700k
-

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