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Top Floor, 86A Cassio Road, Watford, WD18 0QJ

UPRN:200000934636Converted Flat3 bedsBuilt 1930-1949
LeaseholdCouncil Tax: -EPC: D (68)
Data freshness:Listing· freshListing: fresh, refreshed 6d ago (2026-10-30T04:00:05.286047+00:00)Price Paid· freshPrice Paid: fresh, refreshed 4d ago (2026-11-01T11:23:43.986907+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:29:50.541959+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· 1mo agoAmenities: ageing, refreshed 1mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
Top Floor, 86A Cassio Road, Watford, WD18 0QJ

HP Score

Mixed
Verdict
today
  • Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.

    Mixed signals - investigate

Evidence
18 of 21 sources
Sale Estimate
£320,000
£288k - £352kMedium
Estimate
£320k
Range
£288k – £352k
Rent Estimate (pcm)
£1,450
£1k - £2k
Monthly
£1,450
Yield
5.44%

Verdict

Derived from HomePortfolio scores

Top Floor earns an INVESTIGATE rating with HP Score 58/100. Investment score 59/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is excellent (91/100). 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 NationsMarket 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)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
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HP Score
58/ 100
Mixed
Investment Score
59/ 100
Moderate
Crime Score
100/ 100
Elevated
Walkability
91/ 100
Excellent
Transit & Bike
Transit 35Bike 74
Walk Score, out of 100

Valuation & Market

Sale Estimate£320,000
Rent Estimate (pcm)£1,450
Gross Yield5.44%
1y Growth-
3y Growth+0.9%
5y Growth+0.8%
10y Growth+1.7%
Last Sold Price-
View Market Details

Risk Overview

  • Flood RiskUnknown
  • SubsidenceLow
  • RadonLow
  • MiningLow
  • LandslideLow
  • Air QualityLow
  • NoiseModerate
View Full Risk Report

Planning Activity

Recent Apps
0WD18 0QJ
Approval Rate
-12mo
Development
low
  • 26/00833/FULH
    Proposed replacement windows in conservation area
    Pending
  • 26/00834/TCA
    Works to tree/s in conservation area - Blue Gum rear garden - approximate height 6m - prune back neighbours side removing up to 1.5m from lateral spread only to form a more compact crown and reduce encroachment, Japanese Maple - rear garden - approx height 4m - prune sides to provide 0.3m clearance form building windows to form a more compact crown and reduce encroachment to building
    Pending
  • 26/00827/NONMAT
    Non-material amendment to planning permission 22/00727/VARM to amend Condition 20 (cafe/restaurant use and opening hours) to allow the ground floor commercial unit adjoining the office entrance to open to the public from 0700 hours on any day, instead of 0800 hours. The permitted closing time of 2300 hours remains unchanged, and no physical works are proposed
    Pending
View Planning Timeline

Ownership

  • Corporate Ownership52.2%
  • Overseas OwnershipNo
  • Lease Term Remaining-
  • CovenantsRestrictive
  • Lease TypeLeasehold
  • Last Ownership Change-
  • SourceLand Registry
View Ownership Details

Connectivity

Broadband (Standard)
17 Mbps
Mobile 4G/5G Coverage
-
EV Charger
-
PTAL Rating
-
View Connectivity Map

Area Profile

Median EarningsLocal authority£37,172
Population Density10,897 /km²
Owner Occupied23%
Age Distribution
0-15 14%16-64 81%65+ 5%
View Area Profile

Schools Nearby

  • Chater Junior School
    0.2 mi
    Area grades2024

    Inspected after Ofsted withdrew the single overall grade.

  • Chater Infant School
    0.3 mi
    GoodImproving
  • West Herts College
    0.3 mi
    -
  • Lanchester Primary School
    0.3 mi
    -

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

View All Schools

Comparables

View All
  • 86 Cassio Road
    -
    £325k
    -
  • 86 Cassio Road
    -
    £38k
    -
  • 86 Cassio Road
    -
    £205k
    -
  • 86 Cassio Road
    -
    £220k
    -