Tubbs Croft
Welwyn Hatfield, Hertfordshire, England
Reality check: Significant weaknesses across safety, access, or environment. Approach with caution. Best suited for young professionals (below average), least for first-time buyers (poor).
Who Is This Street For?
Scored by profile based on what matters most to each group.
This street scores below average across all buyer profiles. Consider carefully.
Safety (25), environment (19), and school access (35) are all weak. Not a family area.
How this is calculated
Safety 30%, Schools 30%, Environment 20%, Amenities 10%, Energy 10%
Limited connectivity (transport 40, walkability 45). May not suit a commuting lifestyle.
How this is calculated
Transport 35%, Walkability 30%, Amenities 25%, Market 10%
Market data is decent (liquidity 50, market 55). but no clear growth trend limits upside.
How this is calculated
Liquidity 35%, Market 35%, Price trend bonus up to +30
Limited by safety (25), environment (19), service access (30). Not ideal for settled retirement.
How this is calculated
Safety 25%, Environment 25%, Amenities 20%, Energy 15%, Walkability 15%
Out of reach (£411,250) or poorly connected (transport 40). Not viable as a first purchase.
How this is calculated
Affordability 40%, Transport 25%, Amenities 20%, Safety 15%
Things You Should Know
Area safety score 25/100 — crime rates in this area (LSOA, not this specific street) are well above average. Exercise caution, especially at night.
Family score 35 and safety 25. School access or quality combined with safety concerns make this challenging for families.
Median price £411,250 based on only 6 transactions. This may not reflect typical local housing — a few high-value sales can skew the median significantly.
How Life Works Here
Tubbs Croft is located in Welwyn Hatfield, near Welwyn Garden City, Hertfordshire. Crime is a significant concern, with 314 incidents recorded in 12 months — well above the national average. Shoplifting dominates reports. Some amenities are available nearby, though a car may be useful for regular errands like grocery shopping. The nearest transport stop is 206m away (bus). Rail links may require a connecting journey. The median property price is £411,250. Based on 6 transactions recorded since 2014. The local area has a moderate population, with a high proportion of rented accommodation. There are 7 schools within 2 km, 6 rated Good or Outstanding by Ofsted. Primary schools are nearby, though secondary options may require travel. The nearest school is just 456m away. However, high crime rates and a dense urban environment significantly undermine family suitability despite the school provision. Overall, this street scores 38 out of 100 for liveability, in the lower quartile for its district. The low safety score is the dominant factor affecting liveability here.
Score Breakdown
Each dimension scored 0-100 from open government data. Source listed under each bar.
police.uk crime data (12-month rolling), LSOA-level area, not street-level
OpenStreetMap amenities within 2km
DfT NaPTAN + TfL stops
DEFRA noise & air quality, OS green space
HM Land Registry price paid data
GIAS schools + Ofsted ratings
OSM footpath density + connectivity
EPC Register — awaiting public API access
Environment Agency flood zones
Property Market
Terraced | Freehold | Market: stable
Based on 6 transactions. Moderate sample — prices may not fully represent current market value.
Source: HM Land Registry Price Paid Data (Open Government Licence v3.0)
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Public Services Nearby
Public facilities within walking distance from Tubbs Croft, with detailed information for each.
libraries (2)
- Woodhall 1032m · 13 min walk
- Welwyn Garden City (Performing Arts Library) 1681m · 21 min walk
parks & green spaces (5)
- Little Rivers 777m · 10 min walk
- Moneyhole Lane Playing Fields 1135m · 14 min walk
- Black Fan Valley 1395m · 17 min walk
- Dakota House Park 1504m · 19 min walk
- Picnic Area 1812m · 23 min walk
schools (5)
- Watchlytes Primary School 457m · 6 min walk
- Panshanger Primary School 657m · 8 min walk
- Springmead Primary School 906m · 11 min walk
- Commonswood Primary & Nursery School 1396m · 17 min walk
- The Holy Family Catholic Primary School 1549m · 19 min walk
Transport Links
Similar Streets
- Elderfield — Welwyn Hatfield38
- Moorend — Welwyn Hatfield38
- Poundwell — Welwyn Hatfield37
- Barrington Mews — Welwyn Hatfield37
- Woodcot Lane — Welwyn Hatfield38
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
- DEFRA noise and air quality — 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. Limited data available for this street — interpret scores with caution.
Data updated: