Flat 53, Orchid Court, 1 West Street, Watford, WD17 1BW

UPRN:10094125751Purpose Built Flat2 bedsBuilt -

LeaseholdCouncil Tax: Band DEPC: B (82)

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

Flat 53, Orchid Court, 1 West Street, Watford, WD17 1BW

HP Score

/ 100

Strong

Verdict

3 days ago

Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Strong fundamentals; flood risk not assessed

Evidence

20 of 21 sources

Sale Estimate

£397,000

£377k - £416kHigh

Estimate

£397k

Range

£377k – £416k

Rent Estimate (pcm)

£1,950

£2k - £2k

Monthly

£1,950

Yield

7.55%

Verdict

Derived from HomePortfolio scores

Flat 53 earns an INVESTIGATE rating with HP Score 82/100. Investment score 73/100 reflects strong fundamentals. Crime intensity is low. Walkability is excellent (86/100). 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

82/ 100

Strong

Investment Score

73/ 100

High

Crime Score

19/ 100

Moderate

Walkability

86/ 100

Excellent

Transit & Bike

Transit 33Bike 65

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Under offer' - 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£310,000

At the asking price

Monthly rent£1,950/mo

Evidenced range £1,800-£2,050

Interest rate5.4%

Loan to value75%

Cash required: £99,800
Net cash flow: £304/mo
Cash on cash: 3.7%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 1.86 - 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£397,000

Rent Estimate (pcm)£1,950

Gross Yield7.55%

1y Growth+9.9%

3y Growth-2.6%

5y Growth-0.5%

10y Growth+0.9%

Last Sold Price£400,500 (2021-11-04)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceLow
RadonModerate
MiningLow
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

0WD17 1BW

Approval Rate

-12mo

Development

low

26/00874/TCA
Works to trees in cnservation area - T1 Lime and T2 Lime reduce the overgrowth overhanging neighbouring properties back to the limbs where they were previously cut (see comparision photos)
Pending
26/00852/TPO
Works to tree/s T1 under TPO.No.73 - fell Ash due to decay and proximity to public
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 Ownership40.6%
Overseas OwnershipNo
Lease Term Remaining193 yrs
CovenantsRestrictive
Lease TypeLeasehold
Last Ownership Change2021-11-04
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

15 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172

Population Density8,539 /km²

Owner Occupied45%

Age Distribution

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

View Area Profile

Schools Nearby

Lanchester Primary School
0.3 mi
-
West Herts College
0.3 mi
-
Watford St John's Church of England Primary School
0.4 mi
Area grades2025
Inspected after Ofsted withdrew the single overall grade.
Nisai Virtual Academy Ltd
0.5 mi
-

6 of 9 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.

View All Schools

Comparables

View All

Orchid Court, 1 West Street
-
£266k
-
Orchid Court, 1 West Street
-
£368k
-
Orchid Court, 1 West Street
-
£380k
-
Orchid Court, 1 West Street
-
£340k
-

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