Terraced 4 sales on record

40 CECIL STREET

WATFORD, HERTFORDSHIRE, WD24 5AP

£388,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD24 5AP

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Shakespeare Street	0.1 miles
Shop	Unknown	0.1 miles
Train station	Watford North	0.5 miles
Hospital	Watford General Hospital	1.6 miles
University	Middlesex University	8.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

70 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£388,000 Mar 2026

Price per m²

£5,543/m²

Local average

£436,647 (17 sales)

Street crime

410 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/10/2025

Expiry date: 12/10/2035

Current heating cost: £1,007/year

Potential heating cost: £687/year

Est. upgrade cost to C: £26,800

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Flat roof or sloping ceiling insulation (£900 - £1,200)
50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	09/03/2026	£388,000	Terraced	+15.3%	£391,607 to May 2026	View transaction
Sold	28/02/2022	£336,500	Terraced	+81.9%	£347,527 to May 2026	View transaction
Sold	25/09/2009	£185,000	Terraced	+109%	£392,924 to May 2026	View transaction
Sold	04/11/1999	£88,500	Terraced	—	£384,287 to May 2026	View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event	Date	Price
sold	01/01/2026	£388,000
listed	25/09/2025	£395,000
sold	01/01/2022	£336,500
sold	01/01/2009	£185,000
sold	01/01/1999	£88,500

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
81A CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS	£310,000	19/11/2025	Terraced
102 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW	£450,000	31/07/2025	Terraced
53 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY	£406,000	28/02/2025	Terraced
16 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW	£310,000	20/12/2023	Terraced
95 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT	£330,000	19/12/2023	Terraced
80 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP	£337,250	04/12/2023	Terraced
21 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN	£345,000	01/12/2023	Terraced
41 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS	£333,000	20/11/2023	Terraced
46 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU	£416,567	25/08/2023	Terraced
51 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT	£353,000	10/08/2023	Terraced
102 LEAVESDEN ROAD, WATFORD, HERTFORDSHIRE, WD24 5EH	£343,500	03/08/2023	Terraced
11 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY	£375,000	07/07/2023	Terraced
107 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT	£380,000	16/06/2023	Terraced
63 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY	£435,000	09/06/2023	Terraced
94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU	£330,000	30/05/2023	Terraced
94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU	£330,000	30/05/2023	Terraced
40 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BP	£340,000	26/05/2023	Terraced
137 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN	£345,000	17/04/2023	Terraced
103 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT	£408,000	01/12/2022	Terraced
69 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BL	£495,000	28/11/2022	Terraced

Area average: £368,616 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same bedrooms and property type.

Capital growth trend

Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).

5y growth 8.4%

10y growth 20.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Watford. Series: Terraced. As of May 2026.

1y (index) 3.9%

5y (index) 7.7%

10y (index) 23.5%

Rental Range

Estimated market rent for Watford. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,635/mo

Realistic £1,817/mo

Optimistic £1,999/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) floor for South West Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Terraced House, Hatfield Road, WD24	£1,850/mo	2	0.2 miles	OpenRent
2 Bed Flat, Park Road, WD17	£1,500/mo	2	0.42 miles	OpenRent

Average rent: £1,675/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%

Max investor price (0.8%) £209,375

Target investor price (1%) £167,500

Gross yield 5.2%

Cost-to-rent ratio 19.3×

Monthly cashflow £-45/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -0.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus mortgage, 10% maintenance, £25/mo compliance. Assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term.
ROI — Annual profit ÷ cash in (deposit + 4% purchase costs).

Flood risk

Zone: 1

Risk: Low

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~83 m² (0.02 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category	Count
Violence and sexual offences	101
Anti-social behaviour	91
Other theft	58
Criminal damage and arson	29
Shoplifting	25
Vehicle crime	23
Drugs	19
Public order	17
Bicycle theft	13
Burglary	8
Other crime	7
Robbery	7
Possession of weapons	6
Theft from the person	6
Total incidents	410

Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Parkgate Junior School	Primary	0.3 miles	Outstanding — 18 Jul 2018
Nascot Wood Infant and Nursery School	Primary	0.4 miles	Good — 11 Dec 2023
Beechfield School	Primary	0.5 miles	Good — 12 Jul 2022
Knutsford Primary Academy	Primary	0.5 miles	Good — 1 Mar 2023
Nascot Wood Junior School	Primary	0.5 miles	Outstanding — 29 Nov 2023

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
14/09/2004	20/08/2004	11	2

# 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP

## Property details

- Slug: `8a3147e` (address key hash: `8a3147e6e5568f1af33c795bc0023390200ce025`)
- Postcode: WD24 5AP
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 2
- Bathrooms: 1
- Floor area: 70 m²
- EPC rating: D
- Year built: England and Wales: 1900-1929
- Last sold: £388,000 Mar 2026
- Price per m²: £5,543/m²
- Local average: £436,647 (17 sales)
- Street crime: 410 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £388,000
- Date: 2026-03-09
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/10/2035
- **Current heating cost:** £1,007/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6835-9520-4509-0867-5292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £388,000 | Terraced | +15.3% | £391,607 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-311a-8922-e063-4804a8c094d0) |
| Sold | 2022-02-28 | £336,500 | Terraced | +81.9% | £347,527 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/e073986b-32d3-2134-e053-6c04a8c0233b) |
| Sold | 2009-09-25 | £185,000 | Terraced | +109% | £392,924 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/b67d7e9b-0791-4237-94cf-edddd87d9598) |
| Sold | 1999-11-04 | £88,500 | Terraced | — | £384,287 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4cf298dd-bd7d-4f3e-b9d4-aa8060c8d75a) |

*Today’s value (HPI): adjusted using published house price index trends for the area and property type; not a valuation of the property today.*

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £388,000 | 09/03/2026 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £336,500 | 28/02/2022 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £185,000 | 25/09/2009 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £88,500 | 04/11/1999 | Terraced |

## Historic listings

Listing activity only where we matched the listing to a Land Registry sale already on record for this address.

- Matched listing: [167411024](http://87.117.209.195:8080/listings/1257aee)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £388,000 |
| listed | 2025-09-25 | £395,000 |
| sold | 2022-01-01 | £336,500 |
| sold | 2009-01-01 | £185,000 |
| sold | 1999-01-01 | £88,500 |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81A CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS | £310,000 | 19/11/2025 | Terraced |
| 102 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW | £450,000 | 31/07/2025 | Terraced |
| 53 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £406,000 | 28/02/2025 | Terraced |
| 16 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW | £310,000 | 20/12/2023 | Terraced |
| 95 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £330,000 | 19/12/2023 | Terraced |
| 80 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £337,250 | 04/12/2023 | Terraced |
| 21 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN | £345,000 | 01/12/2023 | Terraced |
| 41 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS | £333,000 | 20/11/2023 | Terraced |
| 46 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £416,567 | 25/08/2023 | Terraced |
| 51 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £353,000 | 10/08/2023 | Terraced |
| 102 LEAVESDEN ROAD, WATFORD, HERTFORDSHIRE, WD24 5EH | £343,500 | 03/08/2023 | Terraced |
| 11 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £375,000 | 07/07/2023 | Terraced |
| 107 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £380,000 | 16/06/2023 | Terraced |
| 63 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £435,000 | 09/06/2023 | Terraced |
| 94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £330,000 | 30/05/2023 | Terraced |
| 94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £330,000 | 30/05/2023 | Terraced |
| 40 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BP | £340,000 | 26/05/2023 | Terraced |
| 137 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN | £345,000 | 17/04/2023 | Terraced |
| 103 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £408,000 | 01/12/2022 | Terraced |
| 69 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BL | £495,000 | 28/11/2022 | Terraced |

**Area average:** £368,616 (20 sales)

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 8.4%
- **10y growth:** 20.3%

## House Price Index (HM Land Registry)

*Official index for Watford; Terraced series; as of May 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 7.7%
- **10y growth (index):** 23.5%

## Rental Range

*ONS Price Index of Private Rents (Watford). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,635/mo
- **Realistic:** £1,817/mo
- **Optimistic:** £1,999/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Terraced House, Hatfield Road, WD24 | £1,850/mo | 2 | 0.2 miles | OpenRent |
| 2 Bed Flat, Park Road, WD17 | £1,500/mo | 2 | 0.42 miles | OpenRent |

**Average rent: £1,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.*

## Rent-driven metrics

*Based on OpenRent comparables (median £1,675/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).*

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Not in Flood Risk Area (no data)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)

## Street-level crime

| Category | Count |
|----------|-------|
| Violence and sexual offences | 101 |
| Anti-social behaviour | 91 |
| Other theft | 58 |
| Criminal damage and arson | 29 |
| Shoplifting | 25 |
| Vehicle crime | 23 |
| Drugs | 19 |
| Public order | 17 |
| Bicycle theft | 13 |
| Burglary | 8 |
| Other crime | 7 |
| Robbery | 7 |
| Possession of weapons | 6 |
| Theft from the person | 6 |
| **Total incidents** | **410** |

*Within 1 mile during Jun 2026. Source: data.police.uk (England & Wales).*

## Schools nearby

*Nearest open schools with Ofsted ratings (England). Closed schools are not shown.*

| Name | Type | Distance | Ofsted |
|------|------|----------|--------|
| Parkgate Junior School | Primary | 0.3 miles | Outstanding — 18 Jul 2018 |
| Nascot Wood Infant and Nursery School | Primary | 0.4 miles | Good — 11 Dec 2023 |
| Beechfield School | Primary | 0.5 miles | Good — 12 Jul 2022 |
| Knutsford Primary Academy | Primary | 0.5 miles | Good — 1 Mar 2023 |
| Nascot Wood Junior School | Primary | 0.5 miles | Outstanding — 29 Nov 2023 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2042479
- **Address:** 40 Cecil Street, Watford, WD24 5AP
- **Certificate Issued:** 14/09/2004
- **Work Completed:** 20/08/2004
- **Items:** 11 window(s), 2 door(s)