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21 Holbrook Gardens, Aldenham, Watford, WD25 8AB

UPRN:10013029637Detached House6 bedsBuilt 2003-2006
FreeholdCouncil Tax: Band HEPC: C (80)
Data freshness:Listing· 2mo agoListing: ageing, refreshed 2mo ago (2026-09-10T04:00:02.165873+00:00)Price Paid· freshPrice Paid: fresh, refreshed 6d ago (2026-11-01T07:40:05.174161+00:00)Planning· freshPlanning: fresh, refreshed yesterday (2026-11-06T06:56:12.954504+00:00)EPC· 4mo agoEPC: stale, refreshed 4mo ago (2026-07-01T02:04:50.057738+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 (2026-10-06T08:24:30.427161+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
21 Holbrook Gardens, Aldenham, Watford, WD25 8AB

HP Score

Mixed
Verdict
yesterday
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£2,457,000
£2.33M - £2.58MHigh
Estimate
£2.46M
Range
£2.33M – £2.58M
Rent Estimate (pcm)
£9,400
£9k - £10k
Monthly
£9,400
Yield
4.59%

Verdict

Derived from HomePortfolio scores

21 Holbrook Gardens earns an INVESTIGATE rating with HP Score 68/100. Investment score 62/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (32/100). 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
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HP Score
68/ 100
Mixed
Investment Score
62/ 100
Moderate
Crime Score
21/ 100
Moderate
Walkability
32/ 100
Mixed
Transit & Bike
Transit 38Bike 28
Walk Score, out of 100

Valuation & Market

Sale Estimate£2,457,000
Rent Estimate (pcm)£9,400
Gross Yield4.59%
1y Growth-
3y Growth-0.4%
5y Growth+1.8%
10y Growth+1.8%
Last Sold Price£1,777,000 (2010-07-02)
View Market Details

Risk Overview

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

Planning Activity

Recent Apps
2WD25 8AB
Approval Rate
100%12mo
Development
low
  • 26/1561/HSE
    Construction of single storey side and rear extension.
    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
  • 26/1346/TRC
    Two large Conifers to be removed and stumps ground to the left hand size of the property
    Approved
View Planning Timeline

Ownership

  • Corporate Ownership62.2%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeFreehold
  • Last Ownership Change2010-07-02
  • 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 Density-
Owner Occupied70%
Age Distribution
0-15 16%16-64 62%65+ 22%
View Area Profile

Schools Nearby

  • Edge Grove School
    0.6 mi
    Inspected by ISI
  • Fair Field Junior School
    1.1 mi
    Good
  • Gurukula - The Hare Krishna Primary School
    1.2 mi
    Inspected by ISI
  • The Grove Academy
    1.2 mi
    Area grades2025

    Inspected after Ofsted withdrew the single overall grade.

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

View All Schools

Comparables

View All
  • 1 Holbrook Gardens
    -
    £1.42M
    -
  • 14 Holbrook Gardens
    -
    £1.94M
    -
  • 26 Holbrook Gardens
    -
    £1.75M
    -
  • 2 Holbrook Gardens
    -
    £1.14M
    -