Flat 12, Waddington House, 62 Barnes Wallis Way, Bricket Wood, St. Albans, AL2 3FL

UPRN:10093187835Purpose Built Flat1 bedsBuilt -

LeaseholdCouncil Tax: Band CEPC: B (83)

Data freshness:Listing· freshPlanning· 4mo agoOwnership· freshEPC· 6mo agoRisk· 5mo agoCrime· freshConnectivity· 1mo agoSchools· 1mo agoAmenities· 2mo agoArea· Census 2021Council Tax· 1mo ago

Flat 12, Waddington House, 62 Barnes Wallis Way, Bricket Wood, St. Albans, AL2 3FL

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

17 of 21 sources

Sale Estimate

-- - --

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat 12 earns an INVESTIGATE rating with HP Score 67/100. Investment score 61/100 reflects moderate fundamentals. Crime intensity is very low. Walkability is limited (12/100). 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 coverageDefra 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 covenantsHM Land Registry leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

67/ 100

Mixed

Investment Score

61/ 100

Moderate

Crime Score

12/ 100

Low

Walkability

12/ 100

Low

Transit & Bike

Transit 5Bike 34

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires rental_economics (no rent estimate available)

What we could establish

Valuation edge1/15
claims [sold-comps +1.2%, £/sqft +1.4%] → measured edge +0.21pp of the ask; on later-registered sales an AVM discount carried no edge and a sold-evidence gap at most +0.5pp; AVM excluded (no market estimate available)
no market estimate available · snapshot 10 Nov 2026
- property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.6%· as of 7 Nov 2026
Risk & liquidity9/15
230 sales/12mo in area
- property_intelligencetransactions_12mo

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

Evidence

Where every number comes from

property_comparablessold-evidence family (implied value + £/sqft): 8 comps, dispersion 12.6%Valuation edge · as of 7 Nov 2026
portal_listingsprice_changes + first_published_dateSeller motivation · as of 13 Nov 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

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 could not be scored
no rent estimate available
Stress margin could not be scored
no rent to stress

Plan

Before you offer

1. 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.
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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-

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth-0.6%

5y Growth+1.7%

10y Growth+2.8%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0AL2 3FL

Approval Rate

-12mo

Development

low

26/1779/CLPD
Certificate of Lawfulness Proposed Development: Construction of single storey rear extension, conversion of garage into habitable accommodation, loft conversion including rear Juliet dormer and side window, front rooflights
Pending
26/0572/TPO
Proposed works: Reduce the height of the oak tree (Quercus robur) by up to 2 metres and reduce the lateral spread by up to 2 metres, pruning branches that overhang the property's orangery. Reason: To implement the recommendations of an arboricultural survey (June 2026) and reduce the risk of branch failure causing damage to the orangery roof and structure during adverse weather conditions.
Pending
26/1630/CLPD
Certificate of Lawfulness Proposed Development: Construction of an outbuilding
Pending

View Planning Timeline

Ownership

Corporate Ownership61.6%
Overseas OwnershipNo
Lease Term Remaining116 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

6 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£45,543

Population Density709 /km²

Owner Occupied88%

Age Distribution

0-15 17%16-64 56%65+ 27%

View Area Profile

Schools Nearby

Mount Pleasant Lane Primary School
0.2 mi
Good
Saint Michael's Catholic High School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Parmiter's School
0.5 mi
Outstanding
St Catherine of Siena Catholic Primary School
0.6 mi
Good

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

View All Schools

Comparables

View All

Waddington House, 62 Barnes Wallis Way
-
£123k
-
Waddington House, 62 Barnes Wallis Way
-
£119k
-

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