Apartment 4, Clarendon Lofts, 31–35 Clarendon Road, Watford, WD17 1BP

UPRN:10023338482Purpose Built Flat2 bedsBuilt 2007 onwards

LeaseholdCouncil Tax: Band DEPC: C (76)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Apartment 4, Clarendon Lofts, 31–35 Clarendon Road, Watford, WD17 1BP

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

20 of 21 sources

Sale Estimate

£295,000

£280k - £310kHigh

Estimate

£295k

Range

£280k – £310k

Rent Estimate (pcm)

£1,450

£1k - £2k

Monthly

£1,450

Yield

6.21%

Verdict

Derived from HomePortfolio scores

Apartment 4 earns an INVESTIGATE rating with HP Score 69/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is leasehold. 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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

69/ 100

Mixed

Investment Score

63/ 100

Moderate

Crime Score

64/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 37Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - sale already progressing, not an actionable opportunity

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Economics

What happens to your money

Your assumptions

Purchase price£280,000

At the asking price

Monthly rent£1,450/mo

Evidenced range £1,350-£1,550

Interest rate5.4%

Loan to value75%

Cash required: £89,300
Net cash flow: £59/mo
Cash on cash: 0.8%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.53 - clears the usual 1.25 test. These are your assumptions, not evidence: only the pre-filled rent and price come from the record.

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion

Property risk deep-dive →flood, subsidence, crime, environment - the full domain

Plan

Before you offer

1. 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£295,000

Rent Estimate (pcm)£1,450

Gross Yield6.21%

1y Growth-

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£212,500 (2013-01-07)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseHigh

View Full Risk Report

Planning Activity

Recent Apps

0WD17 1BP

Approval Rate

-12mo

Development

low

26/00874/TCA
Works to trees in cnservation area - T1 Lime and T2 Lime reduce the overgrowth overhanging neighbouring properties back to the limbs where they were previously cut (see comparision photos)
Pending
26/00852/TPO
Works to tree/s T1 under TPO.No.73 - fell Ash due to decay and proximity to public
Pending
26/00841/LDC
Lawful Development Certificate - Change of use from a single-family dwelling house (Use Class C3) to a dwellinghouse by not more than six residents (Use Class C4). (House Multiple Occupation).
Pending

View Planning Timeline

Ownership

Corporate Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining110 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2013-01-07
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

17 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density-

Owner Occupied30%

Age Distribution

0-15 18%16-64 79%65+ 3%

View Area Profile

Schools Nearby

Watford St John's Church of England Primary School
0.1 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Nisai Virtual Academy Ltd
0.1 mi
-
Chater Junior School
0.4 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
Central Primary School
0.4 mi
Report card2026
Ofsted no longer awards a single overall grade.

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

View All Schools

Comparables

View All

Clarendon Lofts, 31 - 35 Clarendon Road
-
£295k
-
Clarendon Lofts, 31 - 35 Clarendon Road
-
£295k
-
Clarendon Lofts, 31 - 35 Clarendon Road
-
£295k
-
Clarendon Lofts, 31 - 35 Clarendon Road
-
£240k
-

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