3 Graysfield, Welwyn Garden City, AL7 4BL

UPRN:100080975406Detached House4 bedsBuilt 1950-1966

FreeholdCouncil Tax: Band EEPC: D (60)

Data freshness:Listing· freshPlanning· 6mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 4mo ago

3 Graysfield, Welwyn Garden City, AL7 4BL

HP Score

/ 100

Mixed

Verdict

today

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

Evidence

19 of 21 sources

Sale Estimate

£707,000

£636k - £777kMedium

Estimate

£707k

Range

£636k – £777k

Rent Estimate (pcm)

£2,600

£2k - £3k

Monthly

£2,600

Yield

3.92%

Verdict

Derived from HomePortfolio scores

3 Graysfield earns an INVESTIGATE rating with HP Score 71/100. Investment score 57/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (59/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

71/ 100

Mixed

Investment Score

57/ 100

Moderate

Crime Score

24/ 100

Moderate

Walkability

59/ 100

Moderate

Transit & Bike

Transit 20Bike 31

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 11 Nov 2026

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

Valuation edge-0.6/15
claims [AVM -12.4% (MEDIUM), sold-comps -53.5%, £/sqft -53.4%] → measured edge -0.12pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; asking more than 10% above the estimate (measured -0.33pp)
Market estimate used (MEDIUM confidence) · snapshot 9 Nov 2026
- valuation_snapshotsestimate for 100080975406· as of 9 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%· as of 12 Nov 2026
Rental economics0/40
gross yield 3.9%; range width penalty ×0.82
- valuation_snapshotsrent estimate 2600/mo (range 2350-2850)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,573/mo, -60% 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 11 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 63 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 11 Nov 2026
Risk & liquidity12.9/15
324 sales/12mo in area; valuation range width 20%
- 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

£596,000£914,000

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£795,000

At the asking price

Monthly rent£2,600/mo

Evidenced range £2,350-£2,850

Interest rate5.4%

Loan to value75%

Cash required: £269,550
Net cash flow: -£883/mo
Cash on cash: -3.9%
Score at this price: 12

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 0.97 - 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 100080975406Valuation edge · as of 9 Nov 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 11.1%Valuation edge · as of 12 Nov 2026
valuation_snapshotsrent estimate 2600/mo (range 2350-2850)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 11 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 11 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 2600/mo (range 2350-2850)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 63 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£707,000

Rent Estimate (pcm)£2,600

Gross Yield3.92%

1y Growth-

3y Growth+0.8%

5y Growth+2.5%

10y Growth+2.0%

Last Sold Price£450,000 (2015-08-21)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

2AL7 4BL

Approval Rate

100%12mo

Development

low

6/2026/1940/EM
Proposed garage conversion
Pending
6/2026/1898/EMT
T3 - Austrian pine - Reduce back to boundary line, needles, cones and debris falling on roof and blocking gutters
Pending
6/2026/1896/TC
T3 - Austrian pine - Reduce back to boundary line, needles, cones and debris falling on roof and blocking gutters.
Pending

View Planning Timeline

Ownership

Corporate Ownership40.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2015-08-21
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

4 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,805

Population Density5,014 /km²

Owner Occupied59%

Age Distribution

0-15 23%16-64 65%65+ 12%

View Area Profile

Schools Nearby

James Marks Academy
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Commonswood Primary & Nursery School
0.5 mi
GoodImproving
Swallow Dell Primary and Nursery School
0.5 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Holwell Primary School
0.6 mi
Good

3 of 13 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 Graysfield
-
£763k
-
9 Graysfield
-
£590k
-
2 Graysfield
-
£675k
-
10 Graysfield
-
£500k
-

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