42 Robin Place, Boundary Way, Watford, WD25 7SN
UPRN:200000935757End Terrace House3 bedsBuilt 1950-1966
FreeholdCouncil Tax: Band CEPC: C (73)
Data freshness:Listing· freshListing: fresh, refreshed 3d ago (2026-11-04T04:00:06.345886+00:00)Price Paid· freshPrice Paid: fresh, refreshed 5d ago (2026-11-01T11:23:43.986907+00:00)Planning· 4mo agoPlanning: stale, refreshed 4mo ago (2026-07-10T08:21:37.495040+00:00)EPC· freshEPC: fresh, refreshed 5d ago (2026-11-01T06:15:50.474622+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· 2mo agoAmenities: ageing, refreshed 2mo ago (2026-09-23T00:00:00+00:00)Area· Census 2021Area: static reference data (Census 2021); authoritative and does not refresh
HP Score
71
/ 100
Mixed
Verdict
yesterday
- Verdict: INVESTIGATE, on a scale of Buy, Investigate, Avoid.
Mixed signals - investigate
Evidence
18 of 21 sourcesSale Estimate
£393,000
£373k - £413kHigh
Estimate
£393k
Range
£373k – £413k
Rent Estimate (pcm)
£1,600
£2k - £2k
Monthly
£1,600
Yield
4.89%
Verdict
Derived from HomePortfolio scores
42 Robin Place earns an INVESTIGATE rating with HP Score 71/100. Investment score 63/100 reflects moderate fundamentals. Crime intensity is low. Walkability is limited (41/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Tenure is freehold. 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 covenantsHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS
71
HP Score
71/ 100
Mixed
63
Investment Score
63/ 100
Moderate
19
Crime Score
19/ 100
Moderate
41
Walkability
41/ 100
Mixed
Transit & Bike
Transit 14Bike 40
Walk Score, out of 100
Valuation & Market
Sale Estimate£393,000
Rent Estimate (pcm)£1,600
Gross Yield4.89%
1y Growth-
3y Growth-0.4%
5y Growth+1.8%
10y Growth+1.8%
Last Sold Price£310,000 (2017-11-28)
Risk Overview
- Flood RiskUnknown
- SubsidenceLow
- RadonModerate
- MiningLow
- LandslideLow
- Air QualityLow
- NoiseLow
Planning Activity
Recent Apps
0WD25 7SN
Approval Rate
-12mo
Development
low
- Pending26/1675/DISDischarge of Condition 45(Fire Hydrants) pursuant to planning permission 25/0896/FUL
- Pending26/1659/TPOT1 - Scots pine x 1 - reduce crown by tip-thinning the lateral branches by around 1m to reduce overall density and shading to the garden area. As part of the works significant sized deadwood will be removed.
- Conditions26/00790/TPOWorks to Tree/s under TPO. No.69 - T7 - False Acacia tree - Fell diseased to ground level (section fell due to proximity to house and highway) and grind out stump to below ground level.
Ownership
- Corporate Ownership62.2%
- Overseas OwnershipNo
- Lease Term Remaining-
- CovenantsRestrictive
- Lease TypeFreehold
- Last Ownership Change2017-11-28
- SourceLand Registry
Connectivity
Broadband (Standard)
9 Mbps
Mobile 4G/5G Coverage
EEThreeO2Vodafone
EV Charger
-
PTAL Rating
-
Area Profile
Median EarningsLocal authority£39,615
Population Density-
Owner Occupied60%
Age Distribution
0-15 24%16-64 66%65+ 10%
Schools Nearby
- Alban Wood Primary School and Nursery0.3 miGoodConcerns
- Future Academies Watford0.3 miArea grades2025
Inspected after Ofsted withdrew the single overall grade.
- Parmiter's School0.4 miOutstanding
- Garston Manor School0.4 miGood
4 of 10 nearby schools with published figures were oversubscribed in 2026 - demand, not a catchment.
Comparables
- 45 Robin Place-£363k-
- 32 Robin Place-£383k-
- 33 Robin Place-£284k-
- 40 Robin Place-£337k-