Flat 17, Waterhouse Place, Merry Hill Road, Bushey, WD23 1GR

UPRN:10093523765Flat/Maisonette1 bedsBuilt -

LeaseholdCouncil Tax: -EPC: B (84)

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

Flat 17, Waterhouse Place, Merry Hill Road, Bushey, WD23 1GR

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

20 of 21 sources

Sale Estimate

£427,000

£405k - £448kHigh

Estimate

£427k

Range

£405k – £448k

Rent Estimate (pcm)

£2,100

£2k - £2k

Monthly

£2,100

Yield

5.93%

Verdict

Derived from HomePortfolio scores

Flat 17 earns an INVESTIGATE rating with HP Score 74/100. Investment score 68/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (38/100). 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)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

74/ 100

Mixed

Investment Score

68/ 100

Moderate

Crime Score

16/ 100

Moderate

Walkability

38/ 100

Mixed

Transit & Bike

Transit 4Bike 29

Walk Score, out of 100

Opportunity

Why this could be an opportunity

Low confidence0 independent sourcesLead to verifyListing checked 5 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 edge0/15
claims [AVM +0.5% (HIGH), sold-comps -13.0%, £/sqft -13.0%] → measured edge +0.00pp 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 10093523765· as of 13 Oct 2026
- property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%· as of 31 Oct 2026
Rental economics6.8/40
gross yield 5.9%; range width penalty ×0.91
- valuation_snapshotsrent estimate 2100/mo (range 1950-2250)· as of 13 Oct 2026· verify before relying on this
Stress margin0/30
stressed cash flow -379/mo, -18% 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 5 Nov 2026· verify before relying on this
Seller motivationNot scored
context, not scored: 0 price cut(s), 177 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 5 Nov 2026
Risk & liquidity14.6/15
251 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

£319,000£488,500

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£425,000

At the asking price

Monthly rent£2,100/mo

Evidenced range £1,950-£2,250

Interest rate5.4%

Loan to value75%

Cash required: £140,050
Net cash flow: £19/mo
Cash on cash: 0.2%
Score at this price: 21

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.46 - 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 10093523765Valuation edge · as of 13 Oct 2026
property_comparablessold-evidence family (implied value + £/sqft): 12 comps, dispersion 17.7%Valuation edge · as of 31 Oct 2026
valuation_snapshotsrent estimate 2100/mo (range 1950-2250)Rental economics · as of 13 Oct 2026 · verify before relying on this
underwriting_assumptionscosts not disclosed by the advertStress margin · as of 5 Nov 2026 · verify before relying on this
portal_listingsprice_changes + first_published_dateSeller motivation · as of 5 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 2100/mo (range 1950-2250)
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£427,000

Rent Estimate (pcm)£2,100

Gross Yield5.93%

1y Growth-

3y Growth-1.1%

5y Growth+0.6%

10y Growth+1.5%

Last Sold Price£400,000 (2018-07-30)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceSignificant
RadonLow
MiningModerate
LandslideLow
Air QualityLow
NoiseBelow 40 dB

View Full Risk Report

Planning Activity

Recent Apps

0WD23 1GR

Approval Rate

-12mo

Development

low

26/1598/TRC
T1-Conifer to fell to stump level as it is in decline and is dying.
Pending
26/1553/TRC
Mixed species (G1) - Including cherry laurel, lilac, buddleia, holly and privet. The lower portion of the hedge shall be pruned back to the boundary line to provide a minimum clear headroom of 2.4m above the finished surface of the public footpath. All low-hanging branches and lateral growth shall be pruned as to achieve the required clearance.
Pending
26/1535/TPO
Horse Chestnut (T11) - Crown reduce by 2 metres in height and 1.5 metres in spread, leaving a finished height of 8 metres and a finished spread on all aspects of 3 metres, leaving a balanced crown. Pruning cuts to be made back to a suitable branch junction and no larger than 30% of the diameter of the parent branch.
Pending

View Planning Timeline