13 St Leonards Close, Bushey, WD23 2DB

UPRN:10013024827Detached House4 bedsBuilt 1976-1982

FreeholdCouncil Tax: Band FEPC: C (74)

Data freshness:Planning· freshOwnership· freshEPC· 3mo agoRisk· 5mo agoCrime· freshConnectivity· 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

17 of 21 sources

Sale Estimate

£797,000

£757k - £837kHigh

Estimate

£797k

Range

£757k – £837k

Rent Estimate (pcm)

£3,250

£3k - £4k

Monthly

£3,250

Yield

4.88%

Verdict

Derived from HomePortfolio scores

13 St Leonards Close earns an INVESTIGATE rating with HP Score 68/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (37/100). 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)Defra 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

68/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

19/ 100

Moderate

Walkability

37/ 100

Mixed

Transit & Bike

Transit 11Bike 52

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 6 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 -0.4% (HIGH)] → 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 10013024827· as of 9 Nov 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.80
- valuation_snapshotsrent estimate 3250/mo (range 2900-3550)· as of 9 Nov 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,116/mo, -34% 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 6 Nov 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 92 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 6 Nov 2026
Risk & liquidity14.6/15
251 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

£600,000£920,000

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£800,000

At the asking price

Monthly rent£3,250/mo

Evidenced range £2,900-£3,550

Interest rate5.4%

Loan to value75%

Cash required: £271,300
Net cash flow: -£450/mo
Cash on cash: -2.0%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.20 - 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 10013024827Valuation edge · as of 9 Nov 2026
valuation_snapshotsrent estimate 3250/mo (range 2900-3550)Rental economics · as of 9 Nov 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 6 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 6 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth

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 3250/mo (range 2900-3550)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 92 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£797,000

Rent Estimate (pcm)£3,250

Gross Yield4.88%

1y Growth-

3y Growth-1.1%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WD23 2DB

Approval Rate

100%12mo

Development

low

26/00814/TCA
Works to trees conservation area - T7 Crab Apple outside number 4, reduce height by 2.5-3m and sides by 1-15m to cut back overgrowth on street light, T2 x2 smaller Crab Apple cut back overgrowth by garages and T3, Birch cut back overgrowth from street light
Approved
26/1411/MA
Application for a non-material amendment to allow amendments to conditions 11, 12, 21, 30, 31, 47, 49, 51, 52, 64 following the grant of planning permission reference 24/1022/OUT.
Pending
26/00753/ADV
Consent to display 1 no. internally illuminated fascia sign and 1 no. internally illuminated projecting sign.
Pending

View Planning Timeline

Ownership

Corporate Ownership71.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,159

Population Density1,620 /km²

Owner Occupied72%

Age Distribution

0-15 23%16-64 66%65+ 11%

View Area Profile

Schools Nearby

Longwood School
0.3 mi
Good
Central Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.
Bushey and Oxhey Infant School
0.5 mi
GoodConcerns
Field Junior School
0.6 mi
-

3 of 8 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

11 St Leonards Close
-
£724k
-
11 St Leonards Close
-
£540k
-
4 St Leonards Close
-
£755k
-
4 St Leonards Close
-
£620k
-

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