Amenity availability
Convenience score 100/100
Basis: nearest matching geography. Area local-business counts use postcode tags first and nearest-postcode fallback when the OSM record has no usable postcode tag.
AREA DECISION REPORT
Watford area decision report
Proceed with trade-off checks
Median affordability sits at 9.8x in 2025, which reads as high-cost. Gigabit availability is 93% with median download at Unavailable. 4G strong coverage reaches 100% and 5G reaches 96.3% in the current area summary. Nearby planning activity is quiet in the current area radius. 3 featured postcodes are ready for deeper due-diligence follow-up.
Affordability: High-cost at 9.8xSchools: 13 nearby school rowsBroadband: Gigabit 93%Mobile: 4G 100% · 5G 96.3%Planning: No nearby planning
- Median sold price, last 5 years £390,000Based on 7,251 sales · Latest sale in data: 20 Feb 2026
- Affordability High-costMedian ratio 9.8x in 2025
- Gigabit availability 93%Ofcom source year 2024
- 4G strong coverage 100%Area-level mobile source year 2025
- Nearby planning QuietCurrent applications plus recent decisions linked to the area radius
Area summary
Use this summary to decide whether this shortlist survives, then move into postcode-level due diligence where the evidence looks strongest.
Affordability and price
High-cost at 9.8xMedian house-price-to-earnings ratio is 9.8x in 2025, with a median house price of £425,000 and residence earnings of £43,219.
Broadband
Gigabit 93%Gigabit availability is 93%, with median download at Unavailable and below-USO share at 0%.
Mobile
4G 100% · 5G 96.3%4G strong-coverage share is 100%, with 5G at 96.3% in the current area-level summary.
Planning watch
No nearby matchesNo nearby planning rows matched Watford in the current live coverage yet.
Schools
13 nearby school rows13 nearby school rows matched postcode area WD17 2AW for Watford. Use the schools flow to compare them in more detail.
Transport
414 mapped stopsWatford currently links 414 mapped transport stops, including 394 local bus or tram access points and 17 rail or metro stops. Where NaPTAN status is present, 366 stops are marked active and 48 inactive. Top localities include Watford (141), North Watford (115), Garston (41).
Local business
Score 100/100Watford currently links 321 mapped local businesses across 8 tracked categories. Top amenity groups include 119 food and drink, 59 grocery, 38 nightlife. The current amenity availability signal scores 100/100.
Postcode follow-up
3 featured postcodes3 featured postcodes are ready for deeper due-diligence follow-up under Watford.
Crime
Latest month 848Watford recorded 848 crimes in Feb 2026. Rolling twelve month context shows 10,550, with no comparable prior twelve month baseline yet and violence and sexual offences as the top recorded type. Hertfordshire Constabulary contributes the largest matched force share in the latest month.
Local business
This area-level OSM snapshot shows the amenity mix currently mapped around Watford, so you can judge everyday convenience before you spend more time on postcode-level checks.
Amenity group
Food and drink
119 mapped places currently map into this amenity group, led by fast food (55), restaurant (38), cafe (26).
Amenity group
Grocery
59 mapped places currently map into this amenity group, led by convenience (39), supermarket (10), bakery (7).
Amenity group
Nightlife
38 mapped places currently map into this amenity group, led by pub (32), bar (6).
Amenity group
Retail
36 mapped places currently map into this amenity group, led by clothes (17), diy (8), department store (3).
Compare against another area
Keep at least one alternative area in view while you weigh cost, connectivity, planning pressure, and postcode follow-up coverage.
Featured area
Birmingham
Birmingham has 64,699 recorded sales with a median sold price of £220,000.
Open area researchFeatured area
Leeds
Leeds has 62,603 recorded sales with a median sold price of £222,000.
Open area researchFeatured area
North Yorkshire
North Yorkshire has 62,345 recorded sales with a median sold price of £260,000.
Open area researchPostcodes worth checking next
These are the best current postcode follow-up routes from the live area brief, so use them to move from early shortlist thinking into deeper due diligence.
Featured postcode
WD17 2AW
WD17 2AW has 93 recorded sales with a median sold price of £407,400.
Open postcode researchFeatured postcode
WD18 7ES
WD18 7ES has 80 recorded sales with a median sold price of £348,500.
Open postcode researchFeatured postcode
WD18 0LR
WD18 0LR has 75 recorded sales with a median sold price of £430,453.
Open postcode researchSchool comparison
Compare nearby schools
Open side-by-side school comparison for Watford before you shortlist homes.
Open school comparisonRecommended tool
Check sold prices
Use the sold price comparator to pressure-test what local sales mean for your budget.
Open sold price comparatorRecommended tool
Check affordability
Use the affordability checker to see whether Watford still fits your income and deposit.
Open affordability checkerRecommended tool
Check planning nearby
Open planning watch for a faster view of live nearby applications and recent decisions.
Open planning watchRecommended guide
Read area guides
Open move guides that help you compare neighbourhoods, trade-offs, and local risks.
Browse area guidesRecommended guide
Use area planners and templates
Open planners and templates like the area comparison sheet, school visit checklist, and before you move checklist while you narrow your shortlist.
Open planners and templatesFollow up action
Ask vetted agents
We can route your enquiry to vetted partner estate agents covering Watford.
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