50 Hilfield Lane, Aldenham, Watford, WD25 8AJ

UPRN:10013029581Semi-Detached House4 bedsBuilt 1967-1975

FreeholdCouncil Tax: Band EEPC: C (75)

Data freshness:Listing· freshPrice Paid· freshPlanning· 1mo agoEPC· 3mo agoRisk· 5mo agoConnectivity· 1mo agoAmenities· 1mo agoArea· Census 2021

50 Hilfield Lane, Aldenham, Watford, WD25 8AJ

HP Score

/ 100

Mixed

Verdict

3 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£797,000

£757k - £836kHigh

Estimate

£797k

Range

£757k – £836k

Rent Estimate (pcm)

£3,100

£3k - £3k

Monthly

£3,100

Yield

4.90%

Verdict

Derived from HomePortfolio scores

50 Hilfield Lane earns an INVESTIGATE rating with HP Score 57/100. Investment score 54/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is limited (28/100). 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

57/ 100

Mixed

Investment Score

54/ 100

Moderate

Crime Score

50/ 100

Elevated

Walkability

28/ 100

Low

Transit & Bike

Transit 8Bike 41

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesListing checked 29 Oct 2026

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

Valuation edge0/15
claims [AVM +4.7% (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 13 Oct 2026
- valuation_snapshotsestimate for 10013029581· as of 13 Oct 2026
Rental economics0/40
gross yield 4.9%; range width penalty ×0.78
- valuation_snapshotsrent estimate 3100/mo (range 2800-3450)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -1,056/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 29 Oct 2026
Seller motivationNot scored
context, not scored: 0 price cut(s), 60 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 29 Oct 2026
Risk & liquidity14.7/15
205 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

£569,500£873,500

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£759,500

At the asking price

Monthly rent£3,100/mo

Evidenced range £2,800-£3,450

Interest rate5.4%

Loan to value75%

Cash required: £257,125
Net cash flow: -£417/mo
Cash on cash: -1.9%
Score at this price: 15

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.21 - 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 10013029581Valuation edge · as of 13 Oct 2026
valuation_snapshotsrent estimate 3100/mo (range 2800-3450)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 29 Oct 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 29 Oct 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 3100/mo (range 2800-3450)
Seller motivation could not be scored
context, not scored: 0 price cut(s), 60 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. Treat the gap to the estimate as unproven - compare recent sold prices on the street yourself before pricing an offer around it.
On later completions, homes listed below their estimate sold at the same share of the asking price as the rest.
3. 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)£3,100

Gross Yield4.90%

1y Growth+3.8%

3y Growth-0.4%

5y Growth+1.8%

10y Growth+1.8%

Last Sold Price£310,000 (2005-08-19)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1WD25 8AJ

Approval Rate

100%12mo

Development

low

26/1540/CLP
Construction of single storey rear extension Certificate of Lawful Development (Proposed).
Pending
26/1537/TRC
Fastigiate Yew, located to the rear of Hedgerows Work notified: Removal of the Yew and replacement with an English Oak, EHS stock size, where indicated on the Location Plan.
Pending
26/1490/TRC
Two large sycamore trees at the border with Aldenham Social Club car park, overhanging and touching our house, and overhanging where we park our cars at the end of Red Lion Close. Smaller branches come down in wind on cars. Tree 1 in sketch overhangs cars is approx 12.8m (42ft). We propose a crown reduction by one third 4.3m to approx 8.5m. See photo Tree 2 overhangs and touches house. Approx 9m (30ft) we propose a one third reduction by 3m to 6m, and remove branches touching our house. See photo
Pending

View Planning Timeline

Ownership

Corporate Ownership62.2%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease TypeFreehold
Last Ownership Change2005-08-19
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

13 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,159

Population Density824 /km²

Owner Occupied49%

Age Distribution

0-15 21%16-64 64%65+ 15%

View Area Profile

Schools Nearby

Gurukula - The Hare Krishna Primary School
0.2 mi
Inspected by ISI
The Purcell School
0.7 mi
Inspected by ISI
Highwood Primary School
0.8 mi
Good
Queens' School
0.8 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All

66 Hilfield Lane
-
£851k
-
30 Hilfield Lane
-
£790k
-
10 Hilfield Lane
-
£750k
-
26 Hilfield Lane
-
£800k
-

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