# 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:** 2.7%
- **10y growth:** 7.5%

## 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 |