Flats/Maisonettes 2 sales on record

AFFINITY PLACE

12 FLAT 25 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE

£410,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD6 1JE

Nearby

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

Type	Name	Distance
Bus stop	Hertsmere Civic Offices	0.1 miles
Shop	Tesco Mobile	0.3 miles
Train station	Elstree & Borehamwood	0.8 miles
University	Middlesex University	4.5 miles
Hospital	Watford General Hospital	6.0 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£410,000 Jan 2026

Local average

£326,686 (28 sales)

Street crime

278 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£410,000	Flat	-6.8%	£409,129 to April 2026	View transaction
Sold	14/09/2018	£440,000	Flat	—	£433,536 to April 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
DARWIN HOUSE FLAT 31 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AP	£353,500	19/12/2025	Flat
MILLS COURT 6 TODD CLOSE, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FY	£300,000	04/12/2025	Flat
AFFINITY PLACE, 12 FLAT 73 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£370,000	26/11/2025	Flat
FOSTER HOUSE FLAT 16 MAXWELL ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FR	£279,950	10/02/2025	Flat
160 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BZ	£340,000	18/12/2023	Flat
DARWIN HOUSE FLAT 8 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AP	£254,000	01/12/2023	Flat
AFFINITY PLACE, 12 FLAT 13 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£280,000	02/10/2023	Flat
NUFFIELD HOUSE FLAT 5 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL	£385,000	28/07/2023	Flat
AFFINITY PLACE, 12 FLAT 11 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£370,000	06/06/2023	Flat
AFFINITY PLACE, 12 FLAT 23 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£400,000	14/10/2022	Flat
AFFINITY PLACE, 12 FLAT 55 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£350,000	30/09/2022	Flat
NUFFIELD HOUSE FLAT 23 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL	£370,000	27/09/2022	Flat
NUFFIELD HOUSE FLAT 21 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL	£390,000	26/08/2022	Flat
107 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BZ	£255,000	21/07/2022	Flat
MILLS COURT 5 TODD CLOSE, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FY	£328,000	14/07/2022	Flat
78 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BY	£250,000	20/05/2022	Flat
AFFINITY PLACE, 12 FLAT 78 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£300,000	03/05/2022	Flat
AFFINITY PLACE, 12 FLAT 4 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£282,500	21/04/2022	Flat
NUFFIELD HOUSE FLAT 9 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL	£385,000	08/04/2022	Flat
AFFINITY PLACE, 12 FLAT 69 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE	£300,000	13/01/2022	Flat

Area average: £327,148 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth -14.3%

10y growth 7%

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

1y (index) -2%

5y (index) -2.6%

10y (index) 6.5%

Rental Range

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

Low £1,625/mo

Realistic £1,806/mo

Optimistic £1,987/mo

Based on Local Authority from postcode lookup → Hertsmere.

LHA (30th percentile) floor for Bedford: Apr 2025 – Mar 2026

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
2 Bed Flat, Todd Close, WD6	£1,550/mo	2	0.16 miles	OpenRent

Average rent: £1,550/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.38%

Max investor price (0.8%) £193,750

Target investor price (1%) £155,000

Gross yield 4.5%

Cost-to-rent ratio 22×

Monthly cashflow £-245/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2.5%

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)

Street-level crime

Category	Count
Violence and sexual offences	96
Anti-social behaviour	67
Other theft	26
Burglary	18
Criminal damage and arson	14
Drugs	13
Public order	13
Shoplifting	11
Vehicle crime	6
Other crime	4
Robbery	4
Possession of weapons	3
Theft from the person	3
Total incidents	278

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
Elstree Screen Arts Academy	Secondary	0.2 miles	Good — 17 Oct 2019
St Teresa Catholic Primary School	Primary	0.2 miles	Good — 4 Jul 2016
Monksmead School	Primary	0.3 miles	Good — 27 Mar 2012
Yavneh Primary School	Primary	0.3 miles	Outstanding — 24 Jul 2019
Yavneh College	Secondary	0.4 miles	Good — 23 Jan 2024

FENSA

No FENSA certificates found for this address.

# AFFINITY PLACE, 12 FLAT 25 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE

## Property details

- Slug: `337362c` (address key hash: `337362c323599f1ca236294477bbdf43b08c0f56`)
- Postcode: WD6 1JE
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £410,000 Jan 2026
- Local average: £326,686 (28 sales)
- Street crime: 278 incidents within 1 mile (May 2026)

## Latest sale

- Price: £410,000
- Date: 2026-01-23
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £410,000 | Flat | -6.8% | £409,129 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-d15e-591c-e063-4704a8c00c31) |
| Sold | 2018-09-14 | £440,000 | Flat | — | £433,536 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/7c2d0700-1a40-4963-e053-6b04a8c07b97) |

*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 |
|---------|-------|------|------|
| AFFINITY PLACE, 12 FLAT 25 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £410,000 | 23/01/2026 | Flat |
| AFFINITY PLACE, 12 FLAT 25 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £440,000 | 14/09/2018 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| DARWIN HOUSE FLAT 31 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AP | £353,500 | 19/12/2025 | Flat |
| MILLS COURT 6 TODD CLOSE, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FY | £300,000 | 04/12/2025 | Flat |
| AFFINITY PLACE, 12 FLAT 73 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £370,000 | 26/11/2025 | Flat |
| FOSTER HOUSE FLAT 16 MAXWELL ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FR | £279,950 | 10/02/2025 | Flat |
| 160 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BZ | £340,000 | 18/12/2023 | Flat |
| DARWIN HOUSE FLAT 8 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AP | £254,000 | 01/12/2023 | Flat |
| AFFINITY PLACE, 12 FLAT 13 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £280,000 | 02/10/2023 | Flat |
| NUFFIELD HOUSE FLAT 5 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL | £385,000 | 28/07/2023 | Flat |
| AFFINITY PLACE, 12 FLAT 11 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £370,000 | 06/06/2023 | Flat |
| AFFINITY PLACE, 12 FLAT 23 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £400,000 | 14/10/2022 | Flat |
| AFFINITY PLACE, 12 FLAT 55 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £350,000 | 30/09/2022 | Flat |
| NUFFIELD HOUSE FLAT 23 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL | £370,000 | 27/09/2022 | Flat |
| NUFFIELD HOUSE FLAT 21 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL | £390,000 | 26/08/2022 | Flat |
| 107 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BZ | £255,000 | 21/07/2022 | Flat |
| MILLS COURT 5 TODD CLOSE, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1FY | £328,000 | 14/07/2022 | Flat |
| 78 GEMINI PARK, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1BY | £250,000 | 20/05/2022 | Flat |
| AFFINITY PLACE, 12 FLAT 78 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £300,000 | 03/05/2022 | Flat |
| AFFINITY PLACE, 12 FLAT 4 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £282,500 | 21/04/2022 | Flat |
| NUFFIELD HOUSE FLAT 9 HOLMESLEY ROAD, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1AL | £385,000 | 08/04/2022 | Flat |
| AFFINITY PLACE, 12 FLAT 69 ELSTREE WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1JE | £300,000 | 13/01/2022 | Flat |

**Area average:** £327,148 (20 sales)

## Capital growth trend

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

- **5y growth:** -14.3%
- **10y growth:** 7%

## House Price Index (HM Land Registry)

*Official index for Hertsmere; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2%
- **5y growth (index):** -2.6%
- **10y growth (index):** 6.5%

## Rental Range

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

- **Low:** £1,625/mo
- **Realistic:** £1,806/mo
- **Optimistic:** £1,987/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Todd Close, WD6 | £1,550/mo | 2 | 0.16 miles | OpenRent |

**Average rent: £1,550/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £193,750
- **Target investor price (1%):** £155,000

*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 £1,550/mo).*

- **Gross yield:** 4.5%
- **Cost-to-rent:** 22×
- **Monthly cashflow:** £-245/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2.5%

*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 | 96 |
| Anti-social behaviour | 67 |
| Other theft | 26 |
| Burglary | 18 |
| Criminal damage and arson | 14 |
| Drugs | 13 |
| Public order | 13 |
| Shoplifting | 11 |
| Vehicle crime | 6 |
| Other crime | 4 |
| Robbery | 4 |
| Possession of weapons | 3 |
| Theft from the person | 3 |
| **Total incidents** | **278** |

*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 |
|------|------|----------|--------|
| Elstree Screen Arts Academy | Secondary | 0.2 miles | Good — 17 Oct 2019 |
| St Teresa Catholic Primary School | Primary | 0.2 miles | Good — 4 Jul 2016 |
| Monksmead School | Primary | 0.3 miles | Good — 27 Mar 2012 |
| Yavneh Primary School | Primary | 0.3 miles | Outstanding — 24 Jul 2019 |
| Yavneh College | Secondary | 0.4 miles | Good — 23 Jan 2024 |