4B Smith Street, Watford, WD18 0AA

UPRN:10090229779Flat/Maisonette2 bedsBuilt 2003-2006

LeaseholdCouncil Tax: Band CEPC: C (79)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

HP Score

/ 100

Mixed

Verdict

yesterday

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

Evidence

19 of 21 sources

Sale Estimate

£310,000

£279k - £341kMedium

Estimate

£310k

Range

£279k – £341k

Rent Estimate (pcm)

£1,500

£1k - £2k

Monthly

£1,500

Yield

6.10%

Verdict

Derived from HomePortfolio scores

4B Smith Street earns an INVESTIGATE rating with HP Score 60/100. Investment score 62/100 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)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 company ownershipHM Land Registry covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

60/ 100

Mixed

Investment Score

62/ 100

Moderate

100

Crime Score

100/ 100

Elevated

Walkability

91/ 100

Excellent

Transit & Bike

Transit 31Bike 69

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£295,000

At the asking price

Monthly rent£1,500/mo

Evidenced range £1,400-£1,600

Interest rate5.4%

Loan to value75%

Cash required: £94,550
Net cash flow: £43/mo
Cash on cash: 0.5%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.51 - 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£310,000

Rent Estimate (pcm)£1,500

Gross Yield6.10%

1y Growth-

3y Growth+0.9%

5y Growth+0.8%

10y Growth+1.7%

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

0WD18 0AA

Approval Rate

-12mo

Development

low

26/00875/DISCON
Details submitted for Condition 25 (Landscaping and Biodiversity) pursuant to planning permission 19/00778/FULM
Pending
26/00861/DISCON
Details submitted for Condition 15.(EV Charging) pursuant to planning permission 19/00778/FULM 24/00538/VARM
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 Ownership52.2%
Overseas OwnershipNo
Lease Term Remaining111 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
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 Density4,487 /km²

Owner Occupied44%

Age Distribution

0-15 20%16-64 69%65+ 11%

View Area Profile

Schools Nearby

Watford Grammar School for Girls
0.1 mi
Outstanding
Central Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
Nisai Virtual Academy Ltd
0.3 mi
-
Field Junior School
0.3 mi
-

6 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

1B Smith Street
-
£290k
-
9 Smith Street
-
£350k
-
2 Smith Street
-
£400k
-
6 Smith Street
-
£339k
-

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