3 The Granary, Riverbank, Piccotts End, Hemel Hempstead, HP1 3SQ

UPRN:200004055707Flat/Maisonette3 bedsBuilt 1996-2002

LeaseholdCouncil Tax: Band EEPC: B (83)

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

3 The Granary, Riverbank, Piccotts End, Hemel Hempstead, HP1 3SQ

HP Score

/ 100

Mixed

Verdict

2 days ago

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

Evidence

18 of 21 sources

Sale Estimate

£402,000

£322k - £483kLow

Estimate

£402k

Range

£322k – £483k

Rent Estimate (pcm)

£2,300

£2k - £2k

Monthly

£2,300

Yield

8.24%

Verdict

Derived from HomePortfolio scores

3 The Granary earns an INVESTIGATE rating with HP Score 54/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is elevated. Walkability is limited (32/100). 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 leasesHM Land Registry Price PaidPlanIt / council planning portalsOverture Maps PlacesOfsted / DfE GIAS

HP Score

54/ 100

Mixed

Investment Score

64/ 100

Moderate

Crime Score

71/ 100

Elevated

Walkability

32/ 100

Mixed

Transit & Bike

Transit 5Bike 30

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

listing is 'Sold subject to contract' - 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£335,000

At the asking price

Monthly rent£2,300/mo

Evidenced range £2,200-£2,450

Interest rate5.4%

Loan to value75%

Cash required: £108,550
Net cash flow: £462/mo
Cash on cash: 5.1%
Score at this price: -

After a 8% void allowance, 15% management and 10% maintenance. Lender coverage (rent ÷ interest): 2.03 - 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£402,000

Rent Estimate (pcm)£2,300

Gross Yield8.24%

1y Growth-

3y Growth+0.0%

5y Growth+1.0%

10y Growth+2.9%

Last Sold Price£139,995 (1998-05-29)

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonLow
MiningSignificant
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HP1 3SQ

Approval Rate

100%12mo

Development

low

26/02347/DRC
Discharge of Conditions: 4 (Archaeological Scheme of Investigation), 6 (Heritage Outreach Strategy), and 8 (Landscape and Ecological Management Plan) attached to planning permission 21/04508/MOA allowed under appeal APP/A1910/W/24/3345435
Pending
26/02226/RET
Retrospective planning permission for a double storey side extension.
Pending
26/02130/LBC
Repairs to garden summer house
Pending

View Planning Timeline

Ownership

Corporate Ownership52.8%
Overseas OwnershipNo
Lease Term Remaining96 yrs
CovenantsNone
Lease TypeLeasehold
Last Ownership Change1998-05-29
SourceLand Registry

View Ownership Details

Connectivity

Broadband (Standard)

23 Mbps

Mobile 4G/5G Coverage

EEThreeO2Vodafone

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,473

Population Density-

Owner Occupied54%

Age Distribution

0-15 13%16-64 68%65+ 19%

View Area Profile

Schools Nearby

Galley Hill Primary School and Nursery
0.7 mi
Area grades2024
Inspected after Ofsted withdrew the single overall grade.
St Cuthbert Mayne Voluntary Catholic Junior Academy
0.9 mi
Inspected as St Cuthbert Mayne Catholic Junior School (URN 117468) on 18 Dec 2018
Gade Valley Primary School
0.9 mi
Good
Aycliffe Drive Primary School
1.0 mi
-

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

View All Schools

Comparables

View All

The Granary Riverbank
-
£365k
-
The Granary Riverbank
-
£325k
-
The Granary Riverbank
-
£270k
-
The Granary Riverbank
-
£300k
-

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