# 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: 332 incidents within 1 mile (Jun 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% | £412,160 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c32-d15e-591c-e063-4704a8c00c31) |
| Sold | 2018-09-14 | £440,000 | Flat | — | £440,462 (to May 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 May 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** -0.8%
- **10y growth (index):** 4.6%

## 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 | 111 |
| Anti-social behaviour | 75 |
| Criminal damage and arson | 30 |
| Other theft | 26 |
| Shoplifting | 24 |
| Public order | 22 |
| Burglary | 15 |
| Drugs | 8 |
| Vehicle crime | 7 |
| Theft from the person | 5 |
| Other crime | 3 |
| Robbery | 3 |
| Bicycle theft | 2 |
| Possession of weapons | 1 |
| **Total incidents** | **332** |

*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 |
|------|------|----------|--------|
| 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 |