# 43 WATERY LANE, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6GF

## Property details

- Slug: `5a6ae71` (address key hash: `5a6ae7114ed004aa4af09ec9677d9ce01867748b`)
- Postcode: EN10 6GF
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Floor area: 59 m²
- EPC rating: B
- Year built: England and Wales: 2007-2011
- Last sold: £258,000 Mar 2026
- Price per m²: £4,373/m²
- Local average: £243,971 (17 sales)
- Street crime: 157 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £258,000
- Date: 2026-03-20
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 17/11/2035
- **Current heating cost:** £243/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2435-9729-0509-0828-6296)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-20 | £258,000 | Flat | +18.9% | £248,757 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-0603-b8d0-e063-4704a8c08d98) |
| Sold | 2015-11-02 | £217,000 | Flat | +21.9% | £258,752 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/34428d7e-1147-b86c-e050-a8c06205059c) |
| Sold | 2010-09-30 | £177,950 | Flat | — | £277,992 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/0250ac3c-a899-499b-9090-2698414cb365) |

*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 |
|---------|-------|------|------|
| 43 WATERY LANE, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6GF | £258,000 | 20/03/2026 | Flat |
| 43 WATERY LANE, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6GF | £217,000 | 02/11/2015 | Flat |
| 43 WATERY LANE, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6GF | £177,950 | 30/09/2010 | 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 |
|---------|-------|------|------|
| 90 WINNIPEG WAY, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FH | £285,000 | 12/12/2025 | Flat |
| 70 THE CANADAS, BROXBOURNE, HERTFORDSHIRE, EN10 6DP | £230,000 | 11/12/2025 | Flat |
| 47 WINNIPEG WAY, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FH | £235,000 | 25/11/2025 | Flat |
| 11 OTTAWA COURT, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FL | £220,000 | 14/11/2025 | Flat |
| 41 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FN | £265,000 | 07/11/2025 | Flat |
| 131 VANCOUVER ROAD, BROXBOURNE, HERTFORDSHIRE, EN10 6FF | £235,000 | 20/03/2025 | Flat |
| 108 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FP | £229,000 | 12/12/2023 | Flat |
| 88 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FP | £260,000 | 11/12/2023 | Flat |
| 72 THE CANADAS, BROXBOURNE, HERTFORDSHIRE, EN10 6DP | £202,000 | 05/12/2023 | Flat |
| 27 COLUMBIA ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FR | £230,000 | 20/11/2023 | Flat |
| 107 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FP | £262,250 | 20/11/2023 | Flat |
| 55 ROBERTSON CLOSE, BROXBOURNE, HERTFORDSHIRE, EN10 6AY | £202,000 | 17/11/2023 | Flat |
| 15 ROBERTSON CLOSE, BROXBOURNE, HERTFORDSHIRE, EN10 6AY | £250,000 | 29/09/2023 | Flat |
| 102 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FP | £273,000 | 27/09/2023 | Flat |
| 31 THE CANADAS, BROXBOURNE, HERTFORDSHIRE, EN10 6DP | £264,995 | 01/09/2023 | Flat |
| 21 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FN | £208,500 | 24/08/2023 | Flat |
| 33 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FN | £282,000 | 28/06/2023 | Flat |
| 128 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FP | £280,000 | 24/04/2023 | Flat |
| 5 WINNIPEG WAY, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FG | £275,000 | 20/04/2023 | Flat |
| 58 YUKON ROAD, TURNFORD, BROXBOURNE, HERTFORDSHIRE, EN10 6FN | £235,000 | 14/04/2023 | Flat |

**Area average:** £246,187 (20 sales)

## Capital growth trend

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

- **5y growth:** -5.6%
- **10y growth:** 2.8%

## House Price Index (HM Land Registry)

*Official index for Broxbourne; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** -3.1%
- **5y growth (index):** -0.9%
- **10y growth (index):** 6.2%

## Rental Range

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

- **Low:** £1,508/mo
- **Realistic:** £1,675/mo
- **Optimistic:** £1,843/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East 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 Penthouse, Watery Lane, EN10 | £1,750/mo | 2 | 0 miles | OpenRent |
| 2 Bed Flat, Yukon Road, EN10 | £1,350/mo | 2 | 0.14 miles | OpenRent |
| 2 Bed Flat, Columbia Road, EN10 | £1,300/mo | 2 | 0.14 miles | OpenRent |
| 3 Bed Semi-Detached House, Farm House Close, EN10 | £2,250/mo | 3 | 0.16 miles | OpenRent |
| 2 Bed Terraced House, Robertson Close, EN10 | £1,750/mo | 2 | 0.16 miles | OpenRent |
| 4 Bed Terraced House, Academia Avenue, EN10 | £2,100/mo | 4 | 0.21 miles | OpenRent |
| 1 Bed Flat, Galloway Close, EN10 | £1,150/mo | 1 | 0.23 miles | OpenRent |
| 2 Bed Flat, Huron Road, EN10 | £1,650/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Landau Way, EN10 | £1,500/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Huron Road, EN10 | £1,450/mo | 2 | 0.24 miles | OpenRent |

**Average rent: £1,625/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.61% (weak for cashflow)
- **Max investor price (0.8%):** £196,875
- **Target investor price (1%):** £157,500

*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

- **This street:** 8.2% gross yield (avg £254,944 sale, £1,750/mo rent)
*Based on OpenRent comparables (median £1,575/mo).*

- **Gross yield:** 7.3%
- **Cost-to-rent:** 13.7×
- **Monthly cashflow:** £376/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6%

*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 | 54 |
| Anti-social behaviour | 43 |
| Other theft | 12 |
| Criminal damage and arson | 10 |
| Public order | 8 |
| Vehicle crime | 7 |
| Other crime | 6 |
| Shoplifting | 6 |
| Drugs | 5 |
| Burglary | 4 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **157** |

*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 |
|------|------|----------|--------|
| Longlands Primary School and Nursery | Primary | 0.1 miles | Outstanding — 19 Nov 2018 |
| Churchfield Church of England Academy | Primary | 0.6 miles | Good — 11 Dec 2018 |
| Haileybury Turnford | Secondary | 0.8 miles | Good — 2 May 2022 |
| Brookland Junior School | Primary | 1.0 miles | Good — 23 Jan 2022 |
| Brookland Infant and Nursery School | Primary | 1.0 miles | Good — 15 Jun 2018 |