# WHITINGS COURT 9 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ

## Property details

- Slug: `5e965a5` (address key hash: `5e965a53e2ffff2af5a92cb18a2644f0cb600054`)
- Postcode: SG5 1EJ
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £180,000 Apr 2026
- Local average: £266,620 (33 sales)
- Street crime: 200 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £180,000
- Date: 2026-04-29
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-29 | £180,000 | Flat | +3.4% | £180,532 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-6817-8052-e063-4804a8c06ee4) |
| Sold | 2020-06-22 | £174,000 | Flat | — | £190,465 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/ac07bbd0-18e1-0445-e053-6c04a8c01e31) |

*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 |
|---------|-------|------|------|
| WHITINGS COURT 9 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ | £180,000 | 29/04/2026 | Flat |
| WHITINGS COURT 9 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ | £174,000 | 22/06/2020 | 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 |
|---------|-------|------|------|
| POPPY HOUSE 8 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EZ | £285,000 | 06/01/2026 | Flat |
| 2 APARTMENT 3 BUCKLERSBURY, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1BB | £327,500 | 19/12/2025 | Flat |
| WHITINGS COURT 11 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ | £187,500 | 04/12/2025 | Flat |
| WHITINGS COURT 40 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ | £145,000 | 07/11/2025 | Flat |
| 137 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AU | £402,000 | 30/06/2025 | Flat |
| 54 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £305,000 | 29/04/2025 | Flat |
| 67 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £430,000 | 06/11/2024 | Flat |
| 22 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £265,000 | 16/02/2024 | Flat |
| 60 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £215,000 | 15/12/2023 | Flat |
| 7 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £380,000 | 30/11/2023 | Flat |
| 57 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £300,000 | 27/10/2023 | Flat |
| 47 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £330,000 | 23/10/2023 | Flat |
| 16 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £275,000 | 13/10/2023 | Flat |
| 86 FLAT 2 TILEHOUSE STREET, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 2DU | £370,000 | 09/08/2023 | Flat |
| 68 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £435,000 | 14/07/2023 | Flat |
| 83A TILEHOUSE STREET, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 2DY | £506,250 | 01/06/2023 | Flat |
| REAR OF 2 APARTMENT 2 BUCKLERSBURY, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1BB | £335,000 | 23/12/2022 | Flat |
| 32 COOPERS YARD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1AR | £290,000 | 09/12/2022 | Flat |
| WHITINGS COURT 20 PAYNES PARK, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 1EJ | £290,000 | 09/12/2022 | Flat |
| CHANCERY PLACE, 1 7 OLD PARK ROAD, HITCHIN, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG5 2ED | £195,000 | 02/12/2022 | Flat |

**Area average:** £313,413 (20 sales)

## Capital growth trend

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

- **5y growth:** -2.9%
- **10y growth:** -13.6%

## House Price Index (HM Land Registry)

*Official index for North Hertfordshire; Flats and maisonettes series; as of June 2026.*

- **1y growth (index):** 6%
- **5y growth (index):** 4.1%
- **10y growth (index):** 10.9%

## Rental Range

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

- **Low:** £1,286/mo
- **Realistic:** £1,429/mo
- **Optimistic:** £1,572/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (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, Tilehouse Street, SG5 | £1,400/mo | 2 | 0.1 miles | OpenRent |
| 2 Bed Flat, Brand Street, SG5 | £1,600/mo | 2 | 0.11 miles | OpenRent |
| 1 Bed Flat, Old Park Road, SG5 | £1,050/mo | 1 | 0.21 miles | OpenRent |
| 1 Bed Flat, Hermitage Road, SG5 | £700/mo | 1 | 0.21 miles | OpenRent |
| 2 Bed Flat, Queen St, SG4 | £1,375/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Maisonette, Old Park Road, SG5 | £1,100/mo | 2 | 0.25 miles | OpenRent |
| 2 Bed Flat, Garrison Court, SG4 | £1,450/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Garrison Court, SG4 | £1,300/mo | 2 | 0.3 miles | OpenRent |
| 2 Bed Flat, Peppermint Road, SG5 | £1,300/mo | 2 | 0.34 miles | OpenRent |
| 2 Bed Flat, Ickleford Road, SG5 | £1,475/mo | 2 | 0.48 miles | OpenRent |
| 2 Bed Flat, Ickleford Road, SG5 | £1,500/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Ickleford Road, SG5 | £1,600/mo | 2 | 0.49 miles | OpenRent |
| 3 Bed Semi-Detached House, Woolgrove Road, SG4 | £2,200/mo | 3 | 1.07 miles | OpenRent |

**Average rent: £1,388/mo (13 listings)**

## 1% Rule

- **Rent ratio:** 0.78% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 9.3%
- **Cost-to-rent:** 10.7×
- **Monthly cashflow:** £526/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.1%

*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 | 58 |
| Anti-social behaviour | 56 |
| Shoplifting | 20 |
| Public order | 15 |
| Other theft | 14 |
| Drugs | 10 |
| Vehicle crime | 8 |
| Burglary | 6 |
| Criminal damage and arson | 3 |
| Theft from the person | 3 |
| Bicycle theft | 2 |
| Possession of weapons | 2 |
| Robbery | 2 |
| Other crime | 1 |
| **Total incidents** | **200** |

*Within 1 mile during Jul 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 |
|------|------|----------|--------|
| Hitchin Boys' School | Secondary | 0.3 miles | Outstanding — 29 Feb 2016 |
| Samuel Lucas Junior Mixed and Infant School | Primary | 0.3 miles | Outstanding — 20 Nov 2023 |
| Highbury Infant School and Nursery | Primary | 0.4 miles | Good — 11 Jul 2013 |
| Wilshere-Dacre Junior Academy | Primary | 0.4 miles | Good — 6 Feb 2019 |
| Hitchin Girls' School | Secondary | 0.5 miles | — (Inspected (no overall grade)) |