23 Harmonia Court, Nascot Wood Road, Watford, WD17 4BT

UPRN:10090227376Flat/Maisonette2 bedsBuilt 2012-2021

LeaseholdCouncil Tax: -EPC: C (73)

Data freshness:Listing· freshPlanning· freshEPC· 1mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

23 Harmonia Court, Nascot Wood Road, Watford, WD17 4BT

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

19 of 21 sources

Sale Estimate

£492,000

£467k - £516kHigh

Estimate

£492k

Range

£467k – £516k

Rent Estimate (pcm)

£2,400

£2k - £3k

Monthly

£2,400

Yield

6.40%

Verdict

Derived from HomePortfolio scores

23 Harmonia Court earns an INVESTIGATE rating with HP Score 77/100. Investment score 65/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (52/100). 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 NationsMarket 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

77/ 100

Strong

Investment Score

65/ 100

Moderate

Crime Score

11/ 100

Low

Walkability

52/ 100

Moderate

Transit & Bike

Transit 21Bike 34

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence1 independent sourceLead to verifyListing checked 4 Nov 2026

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

Check before relying on this score: leasehold with no service charge disclosed - the stress test assumes GBP 0. It ranks after every home whose inputs are verified.

Valuation edge2.5/15
claims [AVM +8.5% (HIGH), sold-comps +4.9%, £/sqft +4.9%] → measured edge +0.50pp 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 Oct 2026
- valuation_snapshotsestimate for 10090227376· as of 9 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%· as of 4 Nov 2026
Rental economics10.6/40
gross yield 6.4%; range width penalty ×0.95
- valuation_snapshotsrent estimate 2400/mo (range 2250-2550)· as of 9 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -264/mo, -11% of rent (6.75% on a 75% loan; no service charge or ground rent disclosed); fails the stress - earns nothing; leasehold with no service charge disclosed - the stress assumes GBP 0
- underwriting_assumptionscosts not disclosed by the advert· as of 4 Nov 2026· verify before relying on this
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 4 Nov 2026
Risk & liquidity14.6/15
178 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

£337,500£517,500

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£450,000

At the asking price

Monthly rent£2,400/mo

Evidenced range £2,250-£2,550

Interest rate5.4%

Loan to value75%

Cash required: £148,800
Net cash flow: £143/mo
Cash on cash: 1.2%
Score at this price: 28

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.58 - clears 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 10090227376Valuation edge · as of 9 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.3%Valuation edge · as of 4 Nov 2026
valuation_snapshotsrent estimate 2400/mo (range 2250-2550)Rental economics · as of 9 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 4 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 4 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 2400/mo (range 2250-2550)
Stress margin needs verification before you rely on it
costs not disclosed by the advert

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£492,000

Rent Estimate (pcm)£2,400

Gross Yield6.40%

1y Growth-

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£550,000 (2021-04-09)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonLow
MiningLow
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

1WD17 4BT

Approval Rate

-12mo

Development

low

26/00880/TPO
Works to trees under group 9 TPO.No.3 Tree 1 and 2 Fell dead self sycamore tree and adjacent self set sycamore tree. These trees are not the original Sycamore trees with the Tree preservation order but self set Trees nearby. Tree 3 Reduce laurel hedge adjacent to electrical substation back to previous pruning points. Removing approximately 2 m of regrowth.
Pending
26/00873/TPO5
Works to tree T9 - Sycamore under TPO-No.228 - multi-stemmed 12-meter-tall tree growing within 6m of the main building has a large cavity at the base of the two large stems on the building side of the tree, dismantle these two stems safely to remove the risk of failure toward the property
Pending
IN26/00853/FULH
Erection of single storey front and side extension- amended description
Pending

View Planning Timeline

Ownership

Corporate Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining109 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-04-09
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

9 Mbps

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density3,356 /km²

Owner Occupied82%

Age Distribution

0-15 18%16-64 60%65+ 22%

View Area Profile

Schools Nearby

Nascot Wood Junior School
0.1 mi
Outstanding
Nascot Wood Infant and Nursery School
0.1 mi
Good
Beechfield School
0.3 mi
Report card2026
Ofsted no longer awards a single overall grade.
Cassiobury Infant and Nursery School
0.5 mi
Good

6 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Flat 12 Harmonia Court
-
£635k
-
2 The Lodge House Harmonia Court
-
£755k
-
Flat 7 Harmonia Court
-
£280k
-
Flat 11 Harmonia Court
-
£625k
-

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