42 Waddington House, Tom Lake Way, Watford, WD19 7FL
UPRN:10090790944Flat/Maisonette2 bedsBuilt 2022
LeaseholdCouncil Tax: Band CEPC: B (85)
Data freshness:Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T09:59:41.496435+00:00)Ownership· 1mo agoOwnership: ageing, refreshed 1mo ago (2026-10-10T17:39:22.097978+00:00)EPC· 6mo agoEPC: stale, refreshed 6mo ago (2026-05-20T10:58:39.129138+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
HP Score
68
/ 100
Mixed
Verdict
4 days ago
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
16 of 21 sourcesSale Estimate
£355,000
£338k - £373kHigh
Estimate
£355k
Range
£338k – £373k
Rent Estimate (pcm)
£1,500
£1k - £2k
Monthly
£1,500
Yield
5.07%
Verdict
Derived from HomePortfolio scores
42 Waddington House earns an INVESTIGATE rating with HP Score 68/100. Investment score 67/100 reflects moderate fundamentals. Crime intensity is moderate. Walkability is good (79/100). 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 listingsMarket 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
68
HP Score
68/ 100
Mixed
67
Investment Score
67/ 100
Moderate
54
Crime Score
54/ 100
Elevated
79
Walkability
79/ 100
High
Transit & Bike
Transit 37Bike 58
Walk Score, out of 100
Valuation & Market
Sale Estimate£355,000
Rent Estimate (pcm)£1,500
Gross Yield5.07%
1y Growth-
3y Growth+2.2%
5y Growth+2.1%
10y Growth+1.8%
Last Sold Price£385,000 (2023-03-01)
Risk Overview
- Flood RiskUnknown
- SubsidenceSignificant
- RadonLow
- MiningModerate
- LandslideLow
- Air QualityLow
- NoiseModerate
Planning Activity
Recent Apps
0WD19 7FL
Approval Rate
-12mo
Development
low
- Pending26/1744/FULDemolition of existing shed and erection of under ground concrete garden bunker in the rear garden
- Pending26/1754/FULVariation of Conditions 2 (In accordance with plans) and 4 (No additional windows) pursuant to planning permission 24/0576/FUL to allow alterations to the rooflights and the relaoction of an unglazed side door
- Pending26/1733/CLPDCertificate of Lawfulness Proposed Development: Loft conversion including hip to gable roof extension with side/rear dormers, front rooflights
Ownership
- Corporate Ownership69.7%
- Overseas OwnershipNo
- Lease Term Remaining244 yrs
- CovenantsNone
- Lease TypeLeasehold
- Last Ownership Change2023-03-01
- SourceLand Registry
Connectivity
Broadband (-)
-
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,615
Population Density3,091 /km²
Owner Occupied34%
Age Distribution
0-15 22%16-64 70%65+ 8%
Schools Nearby
- Warren Dell Primary School0.1 miOutstandingImproving
- Colnbrook School0.2 miOutstanding
- Oxhey Wood Primary School0.2 miReport card2026
Ofsted no longer awards a single overall grade.
- St Joseph Catholic Primary School0.4 miOutstanding
3 of 11 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- Waddington House Tom Lake Way-£370k-
- Waddington House Tom Lake Way-£405k-
- Waddington House Tom Lake Way-£390k-
- Waddington House Tom Lake Way-£360k-