# 23 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW

## Property details

- Slug: `38e2880` (address key hash: `38e2880f5dad855f9657237491d62accd819ab44`)
- Postcode: AL5 5EW
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Bedrooms: 1
- Bathrooms: 1
- Floor area: 35 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £269,000 Feb 2026
- Price per m²: £7,686/m²
- Local average: £341,577 (26 sales)
- Street crime: 120 incidents within 1 mile (May 2026)

## Latest sale

- Price: £269,000
- Date: 2026-02-13
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 02/11/2032
- **Current heating cost:** £205/year
- **Est. upgrade cost to C:** £23

### Recommendations
- C (£15 - £30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/3690-3379-0922-3308-2923)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-02-13 | £269,000 | Flat | +169.1% | £270,669 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-2bee-d8ea-e063-4704a8c0bf7d) |
| Sold | 2000-07-31 | £99,950 | Flat | — | £292,046 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/d004aa8a-27f8-4af3-ac32-f73493c7f655) |

*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 |
|---------|-------|------|------|
| 23 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW | £269,000 | 13/02/2026 | Flat |
| 23 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW | £99,950 | 31/07/2000 | Flat |

## Historic listings

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

- Matched listing: [166105856](http://87.117.209.195:8080/listings/b5c96bd)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £269,000 |
| listed | 2025-08-22 | £279,950 |
| sold | 2005-01-01 | £158,000 |
| sold | 2000-01-01 | £99,950 |
| sold | 1996-01-01 | £55,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| COLERIDGE COURT 19 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LD | £500,000 | 09/01/2026 | Flat |
| 14 THE CEDARS, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LQ | £275,000 | 11/12/2025 | Flat |
| STATION HOUSE, 2 - 6 20 STATION APPROACH, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 4SS | £342,500 | 27/03/2025 | Flat |
| STAKERS COURT 21 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5PA | £310,000 | 06/12/2023 | Flat |
| COLERIDGE COURT 24 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LD | £615,000 | 16/05/2023 | Flat |
| STAKERS COURT 20 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5PA | £367,000 | 16/05/2023 | Flat |
| COLERIDGE COURT 11 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LD | £435,000 | 28/04/2023 | Flat |
| 2 COPPER BEECHES, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LW | £360,000 | 19/12/2022 | Flat |
| 1 CROFT COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 4UB | £222,000 | 15/12/2022 | Flat |
| 12 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW | £350,000 | 16/11/2022 | Flat |
| 6 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW | £275,000 | 16/09/2022 | Flat |
| 17C MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LA | £410,000 | 02/09/2022 | Flat |
| 3A CARLTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 4SX | £535,000 | 22/07/2022 | Flat |
| 4 THE CEDARS, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LQ | £410,000 | 28/06/2022 | Flat |
| KINLOCH COURT 6 STATION ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 4UE | £365,000 | 06/06/2022 | Flat |
| 7 POETS COURT, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5EW | £365,000 | 06/05/2022 | Flat |
| 15 THE CEDARS, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LQ | £225,000 | 29/04/2022 | Flat |
| 2 THE CEDARS, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LQ | £240,000 | 28/04/2022 | Flat |
| COLERIDGE COURT 9 MILTON ROAD, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LD | £460,000 | 22/03/2022 | Flat |
| 17 THE CEDARS, HARPENDEN, ST ALBANS, HERTFORDSHIRE, AL5 5LQ | £437,500 | 31/01/2022 | Flat |

**Area average:** £374,950 (20 sales)

## Capital growth trend

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

- **5y growth:** -10.9%
- **10y growth:** 8.4%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.5%
- **5y growth (index):** 2.6%
- **10y growth (index):** 6.5%

## Rental Range

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

- **Low:** £1,733/mo
- **Realistic:** £1,925/mo
- **Optimistic:** £2,118/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 1-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Bennets Lodge, AL5 | £2,000/mo | 2 | 0.37 miles | OpenRent |
| 2 Bed Flat, Salisbury Avenue, AL5 | £3,750/mo | 2 | 0.47 miles | OpenRent |
| 2 Bed Flat, Hickling Way, AL5 | £2,000/mo | 2 | 0.54 miles | OpenRent |
| 2 Bed Flat, Stephens Court, AL5 | £1,850/mo | 2 | 0.62 miles | OpenRent |
| 2 Bed Flat, Balfour Court, AL5 | £1,495/mo | 2 | 0.62 miles | OpenRent |
| 4 Bed End Terrace, Aplins Close, AL5 | £3,100/mo | 4 | 0.63 miles | OpenRent |

**Average rent: £2,366/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.74% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 8.9%
- **Cost-to-rent:** 11.2×
- **Monthly cashflow:** £716/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 11%

*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 |
|----------|-------|
| Anti-social behaviour | 25 |
| Violence and sexual offences | 21 |
| Shoplifting | 19 |
| Vehicle crime | 19 |
| Other theft | 13 |
| Burglary | 6 |
| Criminal damage and arson | 6 |
| Public order | 5 |
| Drugs | 3 |
| Possession of weapons | 3 |
| **Total incidents** | **120** |

*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 |
|------|------|----------|--------|
| Harpenden Academy | Primary | 0.2 miles | Good — 8 Jul 2019 |
| St Dominic Catholic Primary School | Primary | 0.3 miles | Outstanding — 18 Jan 2024 |
| Crabtree Infants' School | Primary | 0.4 miles | Outstanding — 18 Mar 2024 |
| St Nicholas CofE VA Primary School | Primary | 0.4 miles | Good — 4 Dec 2012 |
| Crabtree Junior School | Primary | 0.4 miles | Outstanding — 15 Jan 2024 |