Flats/Maisonettes

ASHLEIGH COURT

29 FLAT 30 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ

£243,500

Location

Map view View on Google Maps View on OpenStreetMap Street View WD17 2PJ

Nearby

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

Type	Name	Distance
Bus stop	Beechen Grove	0.0 miles
Shop	Spar	0.1 miles
Train station	Watford High Street	0.3 miles
Hospital	Watford General Hospital	0.7 miles
University	Middlesex University	7.8 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£243,500 Jul 2026

Local average

£271,759 (36 sales)

Street crime

698 incidents within 1 mile (Aug 2026)

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	01/07/2026	£243,500	Flat	—	£243,500 to July 2026	View transaction

Historic listings

Historic listing details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

Sold comparables

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

Address	Price	Date	Type
ASHLEIGH COURT, 29 FLAT 37 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ	£289,000	30/11/2023	Flat
QUEENS GATE, 2 FLAT 55 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ	£237,500	19/06/2023	Flat
QUEENS GATE, 2 FLAT 24 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ	£220,000	25/05/2023	Flat
QUEENS GATE, 2 FLAT 56 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ	£330,000	16/12/2022	Flat
ASHLEIGH COURT, 29 FLAT 81 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ	£320,000	24/10/2022	Flat
ASHLEIGH COURT, 29 FLAT 36 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ	£330,000	21/10/2022	Flat
7 EARL STREET, WATFORD, HERTFORDSHIRE, WD17 2PD	£152,647	13/07/2022	Flat
ASHLEIGH COURT, 29 FLAT 70 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ	£325,000	01/06/2022	Flat
QUEENS GATE, 2 FLAT 72 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ	£310,000	27/05/2022	Flat
ASHLEIGH COURT, 29 FLAT 80 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ	£295,000	21/03/2022	Flat
RUBY COURT, 60 FLAT 6 QUEENS ROAD, WATFORD, HERTFORDSHIRE, WD17 2LA	£250,000	18/03/2022	Flat

Area average: £278,104 (11 sales)

For sale comparables

Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.

Address	Price	Beds	Type	Distance
Copsewood Road, Nth Wat, Watford, WD24	£215,000	1	Flat	0.81 mi

Capital growth trend

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

5y growth 2.3%

10y growth 3.3%

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

1y (index) -2.6%

5y (index) -2%

10y (index) 0%

Rental Range

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

Low £1,651/mo

Realistic £1,834/mo

Optimistic £2,017/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 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, Tantivy Court, WD17	£1,700/mo	2	0.14 miles	OpenRent
2 Bed Flat, Clarendon Road, WD17	£1,999/mo	2	0.17 miles	OpenRent
3 Bed Flat, Albert Road North, WD17	£2,000/mo	3	0.32 miles	OpenRent

Average rent: £1,900/mo (3 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.82%

Max investor price (0.8%) £249,875

Target investor price (1%) £199,900

Gross yield 9.9%

Cost-to-rent ratio 10.2×

Monthly cashflow £815/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 13.9%

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)

Registered land (INSPIRE)

INSPIRE registered land data is not available for this location yet.

Street-level crime

Category	Count
Violence and sexual offences	190
Anti-social behaviour	160
Shoplifting	93
Public order	38
Vehicle crime	35
Criminal damage and arson	34
Other theft	33
Drugs	30
Burglary	24
Robbery	21
Bicycle theft	20
Theft from the person	10
Other crime	7
Possession of weapons	3
Total incidents	698

Within 1 mile during Aug 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
Nisai Virtual Academy Ltd	Other	0.1 miles	— (No rating)
Watford St John's Church of England Primary School	Primary	0.1 miles	Good — 24 Jun 2019
Central Primary School	Primary	0.1 miles	Requires improvement — 6 Jul 2023
Watford Grammar School for Girls	Secondary	0.4 miles	Outstanding — 24 Apr 2024
Chater Junior School	Primary	0.4 miles	— (Inspected (no overall grade))

FENSA

FENSA certificate details will appear here after the next background check. If nothing changes after a few minutes, try refreshing the page.

# ASHLEIGH COURT, 29 FLAT 30 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ

## Property details

- Slug: `41ae945` (address key hash: `41ae9457f0e5e21ac98f029ee3580ae2d7191d86`)
- Postcode: WD17 2PJ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Last sold: £243,500 Jul 2026
- Local average: £271,759 (36 sales)
- Street crime: 698 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £243,500
- Date: 2026-07-01
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-07-01 | £243,500 | Flat | — | £243,500 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/5834e4e8-c5e2-29c7-e063-4804a8c015bc) |

*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 |
|---------|-------|------|------|
| ASHLEIGH COURT, 29 FLAT 30 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £243,500 | 01/07/2026 | 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 |
|---------|-------|------|------|
| ASHLEIGH COURT, 29 FLAT 37 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £289,000 | 30/11/2023 | Flat |
| QUEENS GATE, 2 FLAT 55 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ | £237,500 | 19/06/2023 | Flat |
| QUEENS GATE, 2 FLAT 24 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ | £220,000 | 25/05/2023 | Flat |
| QUEENS GATE, 2 FLAT 56 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ | £330,000 | 16/12/2022 | Flat |
| ASHLEIGH COURT, 29 FLAT 81 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £320,000 | 24/10/2022 | Flat |
| ASHLEIGH COURT, 29 FLAT 36 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £330,000 | 21/10/2022 | Flat |
| 7 EARL STREET, WATFORD, HERTFORDSHIRE, WD17 2PD | £152,647 | 13/07/2022 | Flat |
| ASHLEIGH COURT, 29 FLAT 70 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £325,000 | 01/06/2022 | Flat |
| QUEENS GATE, 2 FLAT 72 LORD STREET, WATFORD, HERTFORDSHIRE, WD17 2LQ | £310,000 | 27/05/2022 | Flat |
| ASHLEIGH COURT, 29 FLAT 80 LOATES LANE, WATFORD, HERTFORDSHIRE, WD17 2PJ | £295,000 | 21/03/2022 | Flat |
| RUBY COURT, 60 FLAT 6 QUEENS ROAD, WATFORD, HERTFORDSHIRE, WD17 2LA | £250,000 | 18/03/2022 | Flat |

**Area average:** £278,104 (11 sales)

## For sale comparables

*Active for-sale listings within 1 mile, matched to the same property type. Bedroom counts vary — use the Beds column to compare like-for-like.*

| Address | Price | Beds | Type | Distance |
|---------|-------|------|------|----------|
| [Copsewood Road, Nth Wat, Watford, WD24](http://87.117.209.195:8080/listings/1752af2) | £215,000 | 1 | Flat | 0.81 mi |

## Capital growth trend

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

- **5y growth:** 2.3%
- **10y growth:** 3.3%

## House Price Index (HM Land Registry)

*Official index for Watford; Flats and maisonettes series; as of July 2026.*

- **1y growth (index):** -2.6%
- **5y growth (index):** -2%
- **10y growth (index):** 0%

## Rental Range

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

- **Low:** £1,651/mo
- **Realistic:** £1,834/mo
- **Optimistic:** £2,017/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (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, Tantivy Court, WD17 | £1,700/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Clarendon Road, WD17 | £1,999/mo | 2 | 0.17 miles | OpenRent |
| 3 Bed Flat, Albert Road North, WD17 | £2,000/mo | 3 | 0.32 miles | OpenRent |

**Average rent: £1,900/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.82% (okay)
- **Max investor price (0.8%):** £249,875
- **Target investor price (1%):** £199,900

*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 £1,999/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.2×
- **Monthly cashflow:** £815/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 13.9%

*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 | 190 |
| Anti-social behaviour | 160 |
| Shoplifting | 93 |
| Public order | 38 |
| Vehicle crime | 35 |
| Criminal damage and arson | 34 |
| Other theft | 33 |
| Drugs | 30 |
| Burglary | 24 |
| Robbery | 21 |
| Bicycle theft | 20 |
| Theft from the person | 10 |
| Other crime | 7 |
| Possession of weapons | 3 |
| **Total incidents** | **698** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| Nisai Virtual Academy Ltd | Other | 0.1 miles | — (No rating) |
| Watford St John's Church of England Primary School | Primary | 0.1 miles | Good — 24 Jun 2019 |
| Central Primary School | Primary | 0.1 miles | Requires improvement — 6 Jul 2023 |
| Watford Grammar School for Girls | Secondary | 0.4 miles | Outstanding — 24 Apr 2024 |
| Chater Junior School | Primary | 0.4 miles | — (Inspected (no overall grade)) |