22 Thompson House, Bridlington Road, Watford, WD19 7FG

UPRN:10090791033Flat/Maisonette1 bedsBuilt 2020

LeaseholdCouncil Tax: Band BEPC: B (85)

Data freshness:Listing· freshPrice Paid· freshPlanning· 4mo agoEPC· 6mo agoRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021

22 Thompson House, Bridlington Road, Watford, WD19 7FG

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

15 of 21 sources

Sale Estimate

£279,000

£265k - £293kHigh

Estimate

£279k

Range

£265k – £293k

Rent Estimate (pcm)

£1,200

£1k - £1k

Monthly

£1,200

Yield

5.65%

Verdict

Derived from HomePortfolio scores

22 Thompson House earns an INVESTIGATE rating with HP Score 66/100. Investment score 70/100 reflects moderate fundamentals. Crime intensity is moderate. 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)Defra strategic noise mapping, England Round 4 (Contains Defra data © Crown copyright and database right 2023-2024, Open Government Licence v3.0)ONS Census 2021Police.ukHM Land Registry company ownershipHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

66/ 100

Mixed

Investment Score

70/ 100

Moderate

Crime Score

54/ 100

Elevated

Walkability

No data

Transit & Bike

No data

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 +8.6% (HIGH), sold-comps +20.3%, £/sqft +20.3%] → 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 13 Oct 2026
- valuation_snapshotsestimate for 10090791033· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.2%· as of 6 Nov 2026
Rental economics4.1/40
gross yield 5.6%; range width penalty ×0.78
- valuation_snapshotsrent estimate 1200/mo (range 1050-1300)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -324/mo, -27% 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), 31 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
237 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

£191,000£293,000

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£255,000

At the asking price

Monthly rent£1,200/mo

Evidenced range £1,050-£1,300

Interest rate5.4%

Loan to value75%

Cash required: £80,550
Net cash flow: -£30/mo
Cash on cash: -0.4%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.39 - 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 10090791033Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 6.2%Valuation edge · as of 6 Nov 2026
valuation_snapshotsrent estimate 1200/mo (range 1050-1300)Rental economics · as of 13 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 1200/mo (range 1050-1300)
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£279,000

Rent Estimate (pcm)£1,200

Gross Yield5.65%

1y Growth-

3y Growth+2.2%

5y Growth+2.1%

10y Growth+1.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseLow

View Full Risk Report

Planning Activity

Recent Apps

0WD19 7FG

Approval Rate

-12mo

Development

low

26/1733/CLPD
Certificate of Lawfulness Proposed Development: Loft conversion including hip to gable roof extension with side/rear dormers, front rooflights
Pending
26/1682/DIS
Discharge of Condition 6 (Driveway details) pursuant to planning permission 24/1564/FUL
Pending
26/1658/PDE
Prior Approval: Construction of a single-storey rear extension (depth 6m, maximum height 3.7m, maximum eaves height 2.82m)
Pending

View Planning Timeline

Ownership

Corporate Ownership69.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsNone
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£39,615

Population Density3,091 /km²

Owner Occupied34%

Age Distribution

0-15 22%16-64 70%65+ 8%

View Area Profile

Schools Nearby

Warren Dell Primary School
0.1 mi
OutstandingImproving
Colnbrook School
0.1 mi
Outstanding
Oxhey Wood Primary School
0.2 mi
Report card2026
Ofsted no longer awards a single overall grade.
St Joseph Catholic Primary School
0.3 mi
Outstanding

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

View All Schools

Comparables

View All

Thompson House Bridlington Road
-
£273k
-
Thompson House Bridlington Road
-
£278k
-
Thompson House Bridlington Road
-
£276k
-
Thompson House Bridlington Road
-
£295k
-

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