Flats/Maisonettes 2 sales on record

5 BEKEN COURT

WATFORD, HERTFORDSHIRE, WD25 9PG

£120,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD25 9PG

Nearby

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

Type	Name	Distance
Bus stop	First Avenue	0.0 miles
Shop	Sally Beauty	0.3 miles
Train station	Garston	0.4 miles
Hospital	Watford General Hospital	2.6 miles
University	Unknown	8.2 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£120,000 May 2026

Local average

£275,250 (22 sales)

Street crime

320 incidents within 1 mile (Jul 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	12/05/2026	£120,000	Flat	-23.6%	£121,042 to June 2026	View transaction
Sold	06/02/2019	£157,000	Flat	—	£163,512 to June 2026	View transaction

Historic listings

No historic listing events could be matched to the sales on record for this address. We only show events where a listing page could be linked to a Land Registry sale here.

Sold comparables

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

Address	Price	Date	Type
6 MELIA CLOSE, GARSTON, WATFORD, HERTFORDSHIRE, WD25 9PH	£268,000	05/01/2026	Flat
39 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG	£110,000	31/10/2025	Flat
770A ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD25 9FH	£398,000	21/03/2025	Flat
PHEASANT COURT 16 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF	£107,500	28/02/2025	Flat
CLEMENTS COURT, 14 - 20 FLAT 15 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD	£245,000	25/02/2025	Flat
PHEASANT COURT 30 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF	£200,000	12/12/2023	Flat
50 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG	£99,000	08/12/2023	Flat
PHEASANT COURT 19 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF	£170,000	04/12/2023	Flat
GARDNER COURT, 764 FLAT 5 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD25 9FN	£150,600	06/10/2023	Flat
CLEMENTS COURT, 14 - 20 FLAT 22 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD	£117,000	09/06/2023	Flat
53 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG	£160,000	18/05/2023	Flat
BIDDENHAM COURT 6 FIRST AVENUE, WATFORD, HERTFORDSHIRE, WD25 9PT	£360,000	09/12/2022	Flat
CLEMENTS COURT, 14 - 20 FLAT 30 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD	£147,500	11/11/2022	Flat
MIDSUMMER LODGE, 22 11 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0AF	£292,000	03/11/2022	Flat
CLEMENTS COURT, 14 - 20 FLAT 26 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD	£235,000	28/10/2022	Flat
8 ROCHESTER DRIVE, WATFORD, HERTFORDSHIRE, WD25 9BJ	£203,250	14/10/2022	Flat
4 ROCHESTER DRIVE, WATFORD, HERTFORDSHIRE, WD25 9BJ	£190,000	30/09/2022	Flat
33 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG	£165,000	29/09/2022	Flat
CLEMENTS COURT, 14 - 20 FLAT 18 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD	£110,000	16/09/2022	Flat
PHEASANT COURT 39 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF	£255,000	02/09/2022	Flat

Area average: £199,143 (20 sales)

For sale comparables

No active for-sale comparables found within 1 mile for the same property type.

Capital growth trend

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

5y growth 18.2%

10y growth 11.8%

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

1y (index) 1.8%

5y (index) -4.5%

10y (index) 3.7%

Rental Range

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

Low £1,641/mo

Realistic £1,823/mo

Optimistic £2,005/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
Studio Flat, Tudor Walk, WD24	£770/mo	1	0.81 miles	OpenRent
2 Bed Flat, Gammons Lane, WD24	£1,800/mo	2	1.05 miles	OpenRent

Average rent: £1,285/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 1.07%

Max investor price (0.8%) £160,625

Target investor price (1%) £128,500

Gross yield 12.9%

Cost-to-rent ratio 7.8×

Monthly cashflow £659/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 22.7%

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

Not in Flood Risk Area (no data)

Registered land (INSPIRE)

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

Street-level crime

Category	Count
Violence and sexual offences	115
Anti-social behaviour	79
Other theft	37
Criminal damage and arson	19
Vehicle crime	18
Public order	11
Shoplifting	9
Burglary	8
Drugs	8
Other crime	5
Possession of weapons	5
Bicycle theft	3
Robbery	3
Total incidents	320

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Stanborough Primary School	Other	0.2 miles	Good — 10 Sep 2024
The Grove Academy	Primary	0.3 miles	Requires improvement — 27 Feb 2023
Stanborough Secondary School	Other	0.3 miles	— (No rating)
Kingswood Nursery School	Nursery	0.4 miles	Outstanding — 17 May 2017
Parkgate Infants' and Nursery School	Primary	0.5 miles	Good — 26 Nov 2014

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
02/02/2020	20/11/2019	5	—

# 5 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG

## Property details

- Slug: `746480f` (address key hash: `746480f746f9eb0bd830f2d695969d646c79b826`)
- Postcode: WD25 9PG
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £120,000 May 2026
- Local average: £275,250 (22 sales)
- Street crime: 320 incidents within 1 mile (Jul 2026)

## Latest sale

- Price: £120,000
- Date: 2026-05-12
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-12 | £120,000 | Flat | -23.6% | £121,042 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/5340b1c5-66ea-8052-e063-4804a8c06ee4) |
| Sold | 2019-02-06 | £157,000 | Flat | — | £163,512 (to June 2026) | [View](http://87.117.209.195:8080/house-prices/8355f008-ff4d-55c5-e053-6b04a8c0d090) |

*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 |
|---------|-------|------|------|
| 5 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £120,000 | 12/05/2026 | Flat |
| 5 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £157,000 | 06/02/2019 | 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 |
|---------|-------|------|------|
| 6 MELIA CLOSE, GARSTON, WATFORD, HERTFORDSHIRE, WD25 9PH | £268,000 | 05/01/2026 | Flat |
| 39 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £110,000 | 31/10/2025 | Flat |
| 770A ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD25 9FH | £398,000 | 21/03/2025 | Flat |
| PHEASANT COURT 16 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF | £107,500 | 28/02/2025 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 15 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £245,000 | 25/02/2025 | Flat |
| PHEASANT COURT 30 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF | £200,000 | 12/12/2023 | Flat |
| 50 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £99,000 | 08/12/2023 | Flat |
| PHEASANT COURT 19 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF | £170,000 | 04/12/2023 | Flat |
| GARDNER COURT, 764 FLAT 5 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD25 9FN | £150,600 | 06/10/2023 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 22 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £117,000 | 09/06/2023 | Flat |
| 53 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £160,000 | 18/05/2023 | Flat |
| BIDDENHAM COURT 6 FIRST AVENUE, WATFORD, HERTFORDSHIRE, WD25 9PT | £360,000 | 09/12/2022 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 30 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £147,500 | 11/11/2022 | Flat |
| MIDSUMMER LODGE, 22 11 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0AF | £292,000 | 03/11/2022 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 26 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £235,000 | 28/10/2022 | Flat |
| 8 ROCHESTER DRIVE, WATFORD, HERTFORDSHIRE, WD25 9BJ | £203,250 | 14/10/2022 | Flat |
| 4 ROCHESTER DRIVE, WATFORD, HERTFORDSHIRE, WD25 9BJ | £190,000 | 30/09/2022 | Flat |
| 33 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £165,000 | 29/09/2022 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 18 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £110,000 | 16/09/2022 | Flat |
| PHEASANT COURT 39 HOLTSMERE CLOSE, WATFORD, HERTFORDSHIRE, WD25 9AF | £255,000 | 02/09/2022 | Flat |

**Area average:** £199,143 (20 sales)

## Capital growth trend

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

- **5y growth:** 18.2%
- **10y growth:** 11.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.8%
- **5y growth (index):** -4.5%
- **10y growth (index):** 3.7%

## Rental Range

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

- **Low:** £1,641/mo
- **Realistic:** £1,823/mo
- **Optimistic:** £2,005/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 |
|------|------|------|------|------|
| Studio Flat, Tudor Walk, WD24 | £770/mo | 1 | 0.81 miles | OpenRent |
| 2 Bed Flat, Gammons Lane, WD24 | £1,800/mo | 2 | 1.05 miles | OpenRent |

**Average rent: £1,285/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 1.07% (strong)
- **Max investor price (0.8%):** £160,625
- **Target investor price (1%):** £128,500

*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

*Based on OpenRent comparables (median £1,285/mo).*

- **Gross yield:** 12.9%
- **Cost-to-rent:** 7.8×
- **Monthly cashflow:** £659/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 22.7%

*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 | 115 |
| Anti-social behaviour | 79 |
| Other theft | 37 |
| Criminal damage and arson | 19 |
| Vehicle crime | 18 |
| Public order | 11 |
| Shoplifting | 9 |
| Burglary | 8 |
| Drugs | 8 |
| Other crime | 5 |
| Possession of weapons | 5 |
| Bicycle theft | 3 |
| Robbery | 3 |
| **Total incidents** | **320** |

*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 |
|------|------|----------|--------|
| Stanborough Primary School | Other | 0.2 miles | Good — 10 Sep 2024 |
| The Grove Academy | Primary | 0.3 miles | Requires improvement — 27 Feb 2023 |
| Stanborough Secondary School | Other | 0.3 miles | — (No rating) |
| Kingswood Nursery School | Nursery | 0.4 miles | Outstanding — 17 May 2017 |
| Parkgate Infants' and Nursery School | Primary | 0.5 miles | Good — 26 Nov 2014 |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13969167
- **Address:** 5 Beken Court, First Avenue, WD25 9PG
- **Certificate Issued:** 02/02/2020
- **Work Completed:** 20/11/2019
- **Items:** 5 window(s)