# 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:** 9.9%

## 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 |

**Average rent: £770/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.64% (weak for cashflow)
- **Max investor price (0.8%):** £96,250
- **Target investor price (1%):** £77,000

*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 £770/mo).*

- **Gross yield:** 7.7%
- **Cost-to-rent:** 13×
- **Monthly cashflow:** £195/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 6.7%

*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)