Cezanne Road
Watford, Hertfordshire, England
Reality check: Recorded indicators: area-safety proxy 30/100; transport-stop proximity 90/100; daily amenities 30/100; flood mapping 90/100; green-space proximity 49/100. These indicators do not establish personal suitability or future property returns.
Compare Profile Scores
Each profile applies different weights to the available indicators; it does not determine personal suitability.
Available components: liquidity proxy 90/100; market proxy 65/100. Recorded median sale price: £267,500 from 64 transactions. Compare the available inputs with your own requirements.
Available components: area-safety proxy 30/100; family indicators 60/100; green-space proximity 49/100; daily amenities 30/100. Data unavailable: energy. Compare the available inputs with your own requirements.
How this is calculated
Safety 30%, Family indicators 30%, Environment 20%, Amenities 10%, Energy 10%. Missing components are excluded and the remaining weights are rescaled.
Available components: transport-stop proximity 90/100; amenity proximity 60/100; daily amenities 30/100; market proxy 65/100. Compare the available inputs with your own requirements.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%. Missing components are excluded and the remaining weights are rescaled.
Available components: liquidity proxy 90/100; market proxy 65/100. Recorded median sale price: £267,500 from 64 transactions. Compare the available inputs with your own requirements.
How this is calculated
Transaction activity 50%, Market 50%; no return forecast. Missing components are excluded and the remaining weights are rescaled.
Available components: area-safety proxy 30/100; green-space proximity 49/100; daily amenities 30/100; amenity proximity 60/100. Data unavailable: energy. Compare the available inputs with your own requirements.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%. Missing components are excluded and the remaining weights are rescaled.
Available components: transport-stop proximity 90/100; daily amenities 30/100; area-safety proxy 30/100. Recorded median sale price: £267,500 from 64 transactions. Compare the available inputs with your own requirements.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%. Missing components are excluded and the remaining weights are rescaled.
Flood mapping
The mapped street point is classified as Zone 1 in the Environment Agency planning dataset. This covers river and sea flooding; it does not assess every property or surface-water risk.
Dataset revision: 2026-05-20. This is the dataset revision date, not a property inspection date.
Check the official flood map for your propertyThings You Should Know
Score 30/100. This is an LSOA incident-count proxy, not a population-adjusted crime rate.
How Life Works Here
Cezanne Road is located in Watford, Hertfordshire. The associated LSOA area has 203 recorded incidents from 2025-08 to 2026-07. Incident rows were observed in 12 of the 12 selected months. These are area counts, not street-level incidents or population-adjusted rates; they do not establish a comparison with local or national averages. No nearby amenity records are available in this extract. Recorded nearby transport modes: rail and bus. The nearest mapped stop (Sainsbury's) is 307m away. Check current routes and service frequency with the operator. The median property price is £267,500. Based on 64 transactions recorded since 2014. LSOA source indicators: recorded population 1,792; owner-occupied homes 14.2%; social housing 29.8%; retired population 8.9%; average household size 2.7. There are 7 schools within 2 km, 7 rated Good or Outstanding by Ofsted. 2 are rated Outstanding. Primary schools are nearby, though secondary options may require travel. Proximity does not establish admissions eligibility, catchment or personal suitability. The highest available weighted profile is investors at 78/100. This is a comparison of recorded inputs, not a recommendation or a forecast of returns. The available indicators produce a composite score of 55/100. Its recorded district percentile is 41. Missing dimensions are excluded; scores are proxies rather than measurements of personal liveability.
Score Breakdown
Scores are heuristic proxies from open datasets. Missing dimensions are excluded from the overall score. Source and scope are listed below.
police.uk recorded incident counts in the source extract; LSOA area, not street-level or population-adjusted
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
OpenStreetMap green-space proximity; distance-decay proxy, not noise or air quality
HM Land Registry price paid data
GIAS/Ofsted school records, mapped amenities, household and area-score indicators
Amenity and transport proximity proxy; no pedestrian network or route assessment
EPC Register — awaiting public API access
English Environment Agency planning zones; Welsh NRW categories are shown separately
Property Market
Flat/Maisonette | Leasehold | Transactions: High recorded volume
Source release: 2026-08-28; registrations received through 2026-07-31. Earlier periods can be revised by late registrations. Standard and additional transactions are included, so property mix can affect the median.
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0). Median comparisons use two full calendar years five years apart, with at least five sales in each. Different properties may have sold; this is not a house-price index or a prediction of returns.
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Public Services Nearby
Public facilities within walking distance from Cezanne Road, with detailed information for each.
gyms & sports centres (2)
- The Gym 1288m · 16 min walk
- Watford Leisure Centre Woodside 1565m · 20 min walk
hospitals (3)
- NHS Hertfordshire 370m · 5 min walk
- Phoenix Medical Clinic 660m · 8 min walk
- Manor View Practice 1595m · 20 min walk
parks & green spaces (5)
- Meriden Park 432m · 5 min walk
- Meriden Park 595m · 7 min walk
- Stanborough Park 700m · 9 min walk
- Garston Park 1145m · 14 min walk
- Garston Park 1159m · 14 min walk
schools (5)
- Parkgate Infants' and Nursery School 551m · 7 min walk
- Parkgate Junior School 980m · 12 min walk
- Kingswood Nursery School 1155m · 14 min walk
- Knutsford Primary Academy 1236m · 15 min walk
- Garston Manor School 1656m · 21 min walk
Transport Links
Similar Streets
Compared within this district using at least four shared score dimensions. Missing indicators are excluded.
- Neston Road — Watford55
- Neal Street — Watford49
- York Road — Watford49
- Granville Road — Watford49
- King Street — Watford50
Data Transparency
View all data sources
- OS Open Roads — Crown copyright and database right
- HM Land Registry Price Paid Data — Crown copyright
- police.uk crime data — Open Government Licence v3.0
- OpenStreetMap — ODbL licence
- DfT NaPTAN — Open Government Licence v3.0
- GIAS schools data — Crown copyright
- Environment Agency flood data — OGL v3.0
- ONS Census 2021 — Open Government Licence v3.0
All scores are computed from publicly available government and open data. No proprietary data is used. Scores reflect statistical patterns, not guarantees.
Data updated: