Flat, The Goat Inn, 83 High Street, Berkhamsted, HP4 2DF

UPRN:200004058613-Beds -Built -

Tenure: -Council Tax: -EPC: -

Data freshness:Listing· freshPrice Paid· freshPlanning· freshRisk· 5mo agoConnectivity· 1mo agoSchools· 1mo agoAmenities· 1mo agoArea· Census 2021

Flat, The Goat Inn, 83 High Street, Berkhamsted, HP4 2DF

HP Score

/ 100

Strong

Verdict

4 days ago

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

Evidence

16 of 21 sources

Sale Estimate

£755,000

£604k - £906kLow

Estimate

£755k

Range

£604k – £906k

Rent Estimate (pcm)

-- - --

Verdict

Derived from HomePortfolio scores

Flat earns an INVESTIGATE rating with HP Score 83/100. Investment score 64/100 reflects moderate fundamentals. Crime intensity is low. Walkability is excellent (97/100). Flood risk is not assessed: check the Environment Agency long-term flood map before offering. Every figure here comes from the live HomePortfolio API; anything it does not publish is left out.

Key SourcesPortal listingsMarket 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

HP Score

83/ 100

Strong

Investment Score

64/ 100

Moderate

Crime Score

18/ 100

Moderate

Walkability

97/ 100

Excellent

Transit & Bike

Transit 27Bike 62

Walk Score, out of 100

Opportunity

Not scored as an opportunity

We will not put a number on this one.

headline score requires valuation_edge (estimate confidence LOW below scoring floor)
headline score requires rental_economics (no rent estimate available)

What we could establish

Risk & liquidity9.2/15
242 sales/12mo in area; valuation range width 40%
- property_intelligencetransactions_12mo

Withholding a score is deliberate. A number built on missing or stale inputs would look more certain than the evidence allows.

Evidence

Where every number comes from

portal_listingsprice_changes + first_published_dateSeller motivation · as of 30 Oct 2026
property_intelligencetransactions_12moRisk & liquidity

Sold comparables in depth Valuation methodology

Risks

What could kill this deal

Score confidence is low
largely a single source - treat the number as a prompt, not a conclusion
Valuation edge could not be scored
estimate confidence LOW below scoring floor
Rental economics could not be scored
no rent estimate available

Plan

Before you offer

1. Fill the valuation edge gap before relying on the score.
estimate confidence LOW below scoring floor
2. Fill the rental economics gap before relying on the score.
no rent estimate available
3. Fill the stress margin gap before relying on the score.
no rent to stress
4. 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£755,000

Rent Estimate (pcm)-

Gross Yield-

1y Growth-

3y Growth+2.1%

5y Growth+1.6%

10y Growth+2.6%

Last Sold Price-

View Market Details

Risk Overview

Flood RiskUnknown
SubsidenceModerate
RadonModerate
MiningModerate
LandslideLow
Air QualityLow
NoiseModerate

View Full Risk Report

Planning Activity

Recent Apps

1HP4 2DF

Approval Rate

100%12mo

Development

low

26/02361/FHA
Front single storey extension to existing playroom/office, existing pitched roof over front bay window to extend over front door and meet new extension to create new open porch. Single storey rear extension to existing playroom/office to infill between rear of playroom/office and existing single storey rear extension. Existing flat roof over existing playroom/office to be replaced with part flat/part pitched roof. New roof lights to new roof area. Decking to rear to create safe outdoor space when stepping out of the rear doors to sloping garden.
Pending
26/02367/TPO
Fell tree and works to tree
Pending
26/02323/TPO
T1 Goat willow - re-pollard back to the previous pollard knuckles as part of the management plan for this large tree in a small garden close to the neighboring block of flats
Pending

View Planning Timeline

Ownership

Corporate Ownership56.7%
Overseas OwnershipNo
Lease Term Remaining-
CovenantsRestrictive
Lease Type-
Last Ownership Change-
SourceLand Registry

View Ownership Details

Connectivity

Broadband (-)

Mobile 4G/5G Coverage

EV Charger

PTAL Rating

View Connectivity Map

Area Profile

Median EarningsLocal authority£36,473

Population Density-

Owner Occupied62%

Age Distribution

0-15 17%16-64 64%65+ 19%

View Area Profile

Schools Nearby

Berkhamsted School
0.1 mi
Inspected by ISI
Victoria Church of England Infant and Nursery School
0.1 mi
Report card2026
Ofsted no longer awards a single overall grade.
Swing Gate Infant School and Nursery
0.3 mi
Good
Ashlyns School
0.4 mi
Good

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

View All Schools

Comparables

View All

Castle Chambers, 87A High Street
-
£925k
-
85 - 87 High Street
-
£565k
-
Castle House, 89 High Street
-
£250k
-

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