Detached 2 sales on record

21 TUNNEL WOOD ROAD

WATFORD, HERTFORDSHIRE, WD17 4SN

£1,335,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD17 4SN

Nearby

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

Type	Name	Distance
Bus stop	Tunnel Wood Road	0.1 miles
Shop	Unknown	0.5 miles
Train station	Cassiobury Park Station	1.0 miles
Hospital	Watford General Hospital	1.9 miles
University	Middlesex University	9.2 miles

Property details

Tenure

Freehold

Property type

Detached

Bedrooms

Bathrooms

Floor area

206 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£1,335,000 Jan 2026

Price per m²

£6,481/m²

Local average

£1,020,636 (11 sales)

Street crime

199 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 01/10/2024

Expiry date: 30/09/2034

Current heating cost: £1,507/year

Potential heating cost: £1,307/year

Est. upgrade cost to C: £10,500

Recommendations

Cavity wall insulation (£500 - £1,500)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/01/2026	£1,335,000	Detached	+13.1%	£1,318,119 to April 2026	View transaction
Sold	31/10/2017	£1,180,000	Detached	—	£1,325,731 to April 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	£1,335,000
listed	19/03/2025	£1,350,000
sold	01/01/2017	£1,180,000
sold	01/01/2008	£705,000
sold	01/01/2006	£485,000

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
31 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE	£1,500,000	28/11/2025	Detached
16 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU	£1,270,000	18/12/2023	Detached
57 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GD	£984,000	13/10/2023	Detached
5 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU	£1,175,000	29/09/2023	Detached
29C NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE	£1,386,000	10/08/2023	Detached
62 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE	£950,000	12/01/2023	Detached
6 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SQ	£1,275,000	04/11/2022	Detached
23 TUNNEL WOOD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SW	£1,150,000	11/03/2022	Detached
10 RUFFORD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4UU	£1,325,000	08/02/2022	Detached
19 LINGFIELD WAY, WATFORD, HERTFORDSHIRE, WD17 4UW	£862,500	29/10/2021	Detached
54 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE	£940,000	21/10/2021	Detached
34 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SG	£960,000	28/09/2021	Detached
1 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4BN	£925,000	10/09/2021	Detached

Area average: £1,130,962 (13 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 0.7%

10y growth 7.4%

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

1y (index) 1.2%

5y (index) 7%

10y (index) 22.8%

Rental Range

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

Low £1,633/mo

Realistic £1,814/mo

Optimistic £1,995/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 in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
Studio Flat, North Western Avenue, WD25	£950/mo	1	0.83 miles	OpenRent

Average rent: £950/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.07%

Max investor price (0.8%) £118,750

Target investor price (1%) £95,000

Gross yield 0.9%

Cost-to-rent ratio 117.1×

Monthly cashflow £-4,427/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -13.7%

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

Job (default Low)

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	38
Vehicle crime	14
Public order	13
Other theft	12
Drugs	9
Shoplifting	8
Criminal damage and arson	6
Other crime	5
Burglary	4
Robbery	3
Bicycle theft	2
Theft from the person	2
Total incidents	199

Within 1 mile during May 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
Beechfield School	Primary	0.3 miles	Good — 12 Jul 2022
The Orchard Primary School	Primary	0.3 miles	Good — 13 Jun 2011
Nascot Wood Junior School	Primary	0.4 miles	Outstanding — 29 Nov 2023
Nascot Wood Infant and Nursery School	Primary	0.4 miles	Good — 11 Dec 2023
Cherry Tree Primary School	Primary	0.6 miles	Good — 30 Sep 2022

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SN

## Property details

- Slug: `1e71126` (address key hash: `1e711261435a98e51d24786bea7486435c1dc4f8`)
- Postcode: WD17 4SN
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 206 m²
- EPC rating: C
- Year built: England and Wales: 1950-1966
- Last sold: £1,335,000 Jan 2026
- Price per m²: £6,481/m²
- Local average: £1,020,636 (11 sales)
- Street crime: 199 incidents within 1 mile (May 2026)

## Latest sale

- Price: £1,335,000
- Date: 2026-01-27
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/09/2034
- **Current heating cost:** £1,507/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- B (£500 - £1,500)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9380-2899-6400-2404-5205)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-27 | £1,335,000 | Detached | +13.1% | £1,318,119 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-2ce3-d8ea-e063-4704a8c0bf7d) |
| Sold | 2017-10-31 | £1,180,000 | Detached | — | £1,325,731 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/5f54b81d-22e5-2b45-e053-6b04a8c01fb0) |

*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 |
|---------|-------|------|------|
| 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SN | £1,335,000 | 27/01/2026 | Detached |
| 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SN | £1,180,000 | 31/10/2017 | Detached |

## Historic listings

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

- Matched listing: [159637808](http://87.117.209.195:8080/listings/6425dd3)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £1,335,000 |
| listed | 2025-03-19 | £1,350,000 |
| sold | 2017-01-01 | £1,180,000 |
| sold | 2008-01-01 | £705,000 |
| sold | 2006-01-01 | £485,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE | £1,500,000 | 28/11/2025 | Detached |
| 16 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU | £1,270,000 | 18/12/2023 | Detached |
| 57 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GD | £984,000 | 13/10/2023 | Detached |
| 5 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU | £1,175,000 | 29/09/2023 | Detached |
| 29C NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE | £1,386,000 | 10/08/2023 | Detached |
| 62 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE | £950,000 | 12/01/2023 | Detached |
| 6 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SQ | £1,275,000 | 04/11/2022 | Detached |
| 23 TUNNEL WOOD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SW | £1,150,000 | 11/03/2022 | Detached |
| 10 RUFFORD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4UU | £1,325,000 | 08/02/2022 | Detached |
| 19 LINGFIELD WAY, WATFORD, HERTFORDSHIRE, WD17 4UW | £862,500 | 29/10/2021 | Detached |
| 54 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE | £940,000 | 21/10/2021 | Detached |
| 34 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SG | £960,000 | 28/09/2021 | Detached |
| 1 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4BN | £925,000 | 10/09/2021 | Detached |

**Area average:** £1,130,962 (13 sales)

## Capital growth trend

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

- **5y growth:** 0.7%
- **10y growth:** 7.4%

## House Price Index (HM Land Registry)

*Official index for Watford; Detached series; as of April 2026.*

- **1y growth (index):** 1.2%
- **5y growth (index):** 7%
- **10y growth (index):** 22.8%

## Rental Range

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

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| Studio Flat, North Western Avenue, WD25 | £950/mo | 1 | 0.83 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.07% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 0.9%
- **Cost-to-rent:** 117.1×
- **Monthly cashflow:** £-4,427/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -13.7%

*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:** Job (default Low)

[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 | 83 |
| Anti-social behaviour | 38 |
| Vehicle crime | 14 |
| Public order | 13 |
| Other theft | 12 |
| Drugs | 9 |
| Shoplifting | 8 |
| Criminal damage and arson | 6 |
| Other crime | 5 |
| Burglary | 4 |
| Robbery | 3 |
| Bicycle theft | 2 |
| Theft from the person | 2 |
| **Total incidents** | **199** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Beechfield School | Primary | 0.3 miles | Good — 12 Jul 2022 |
| The Orchard Primary School | Primary | 0.3 miles | Good — 13 Jun 2011 |
| Nascot Wood Junior School | Primary | 0.4 miles | Outstanding — 29 Nov 2023 |
| Nascot Wood Infant and Nursery School | Primary | 0.4 miles | Good — 11 Dec 2023 |
| Cherry Tree Primary School | Primary | 0.6 miles | Good — 30 Sep 2022 |