Terraced 3 sales on record

7 WILLOW WAY

HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EZ

£495,000

Location

Map view View on Google Maps View on OpenStreetMap Street View HP1 3EZ

Nearby

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

Type	Name	Distance
Bus stop	Marnham Rise	0.1 miles
Shop	Unknown	0.5 miles
Train station	Hemel Hempstead	1.4 miles
Hospital	Harpenden Memorial Hospital	6.9 miles
University	University Of Bedfordshire	8.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms (EPC estimate)

Floor area

122 m²

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£495,000 Jan 2026

Price per m²

£4,057/m²

Local average

£395,201 (35 sales)

Street crime

283 incidents within 1 mile (Mar 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 22/09/2020

Current heating cost: £540/year

Potential heating cost: £545/year

Est. upgrade cost to C: £9,525

Recommendations

Low energy lighting for all fixed outlets (£25)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	23/01/2026	£495,000	Terraced	+16.2%	£483,214 to February 2026	View transaction
Sold	10/06/2021	£426,000	Terraced	+195.8%	£478,783 to February 2026	View transaction
Sold	04/02/2000	£144,000	Terraced	—	£590,400 to February 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
15 BUTTS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JH	£390,000	23/01/2026	Terraced
27 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JW	£377,500	18/11/2025	Terraced
43 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JD	£395,000	29/08/2025	Terraced
12 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DU	£350,000	28/07/2025	Terraced
24 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JD	£410,000	26/03/2025	Terraced
7 WELLCROFT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EG	£406,500	06/12/2024	Terraced
35 LONG ARROTTS, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EX	£325,000	15/12/2023	Terraced
9 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JE	£385,000	31/08/2023	Terraced
12 SLEETS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JA	£347,500	23/08/2023	Terraced
9 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JN	£410,000	22/08/2023	Terraced
13 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HW	£370,000	21/06/2023	Terraced
19 BUTTS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JH	£378,000	01/12/2022	Terraced
49 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HP	£240,000	29/11/2022	Terraced
7 SAFFRON LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EE	£373,000	16/11/2022	Terraced
2 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HW	£457,500	19/10/2022	Terraced
38 LAUREATE WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RT	£395,000	22/09/2022	Terraced
62 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DZ	£430,000	08/09/2022	Terraced
52 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DZ	£425,000	31/08/2022	Terraced
34 GADEBRIDGE LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HF	£535,000	12/08/2022	Terraced
7 ASPFIELD ROW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HE	£390,000	12/08/2022	Terraced

Area average: £389,500 (20 sales)

For sale comparables

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

Capital growth trend

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

5y growth 3.5%

10y growth 25%

House Price Index (HM Land Registry — official index, not sold-price averages): Dacorum. Series: Terraced. As of February 2026.

1y (index) 1.4%

5y (index) 13%

10y (index) 28.9%

Rental Range

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

Low £1,419/mo

Realistic £1,577/mo

Optimistic £1,735/mo

Based on Local Authority from postcode lookup → Dacorum.

LHA (30th percentile) floor for South West Herts: Apr 2025 – Mar 2026

Rental Comparables

Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom EPC estimate). Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed Flat, Middleknights Hill, HP1	£802/mo	1	0.39 miles	OpenRent
1 Bed Flat, Leighton Buzzard Road, HP1	£1,150/mo	1	0.53 miles	OpenRent
1 Bed Flat, Bury Green, HP1	£1,200/mo	1	0.53 miles	OpenRent
2 Bed Flat, Vivian Court, HP1	£1,450/mo	2	0.89 miles	OpenRent
Studio Flat, Madison Court, HP1	£2,150/mo	1	0.9 miles	OpenRent
1 Bed Flat, Waterhouse Street, HP1	£1,200/mo	1	0.99 miles	OpenRent
1 Bed Flat, Marlowes, HP1	£1,250/mo	1	1 miles	OpenRent
2 Bed Flat, Marlowes, HP1	£1,750/mo	2	1 miles	OpenRent
2 Bed Flat, Marlowes, HP1	£1,750/mo	2	1 miles	OpenRent

Average rent: £1,411/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.25%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 3%

Cost-to-rent ratio 33×

Monthly cashflow £-849/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -7.1%

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)

Street-level crime

Category	Count
Violence and sexual offences	111
Anti-social behaviour	70
Criminal damage and arson	22
Other theft	17
Public order	12
Shoplifting	12
Other crime	10
Vehicle crime	10
Burglary	7
Possession of weapons	6
Drugs	5
Theft from the person	1
Total incidents	283

Within 1 mile during Mar 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
Galley Hill Primary School and Nursery	Primary	0.2 miles	— (Inspected (no overall grade))
St Cuthbert Mayne Voluntary Catholic Junior Academy	Primary	0.2 miles	Good — 10 Dec 2014
Gade Valley Primary School	Primary	0.3 miles	Good — 1 Dec 2016
Laureate Academy	Secondary	0.3 miles	Good — 13 Sep 2023
The Collett School	Other	0.4 miles	Good — 20 Nov 2018

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
30/03/2009	19/03/2009	—	1

# 7 WILLOW WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EZ

## Property details

- Slug: `7eadcfb` (address key hash: `7eadcfb1e9ffa23617ef67a4e128f996cc82cc04`)
- Postcode: HP1 3EZ
- Transactions on record: 3

- Tenure: Freehold
- Property type: Terraced
- Bedrooms (EPC estimate): 4
- Floor area: 122 m²
- EPC rating: C
- Year built: England and Wales: 1991-1995
- Last sold: £495,000 Jan 2026
- Price per m²: £4,057/m²
- Local average: £395,201 (35 sales)
- Street crime: 283 incidents within 1 mile (Mar 2026)

## Latest sale

- Price: £495,000
- Date: 2026-01-23
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £540/year
- **Est. upgrade cost to C:** £9,525

### Recommendations
- E (£25)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2523-3000-7201-0080-0200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-23 | £495,000 | Terraced | +16.2% | £483,214 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-ee24-591c-e063-4704a8c00c31) |
| Sold | 2021-06-10 | £426,000 | Terraced | +195.8% | £478,783 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/d22473f5-59ce-7b40-e053-6c04a8c0a630) |
| Sold | 2000-02-04 | £144,000 | Terraced | — | £590,400 (to February 2026) | [View](http://87.117.209.195:8080/house-prices/e4555cba-eaa8-40cb-9ac3-576efe603674) |

*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 |
|---------|-------|------|------|
| 7 WILLOW WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EZ | £495,000 | 23/01/2026 | Terraced |
| 7 WILLOW WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EZ | £426,000 | 10/06/2021 | Terraced |
| 7 WILLOW WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EZ | £144,000 | 04/02/2000 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 15 BUTTS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JH | £390,000 | 23/01/2026 | Terraced |
| 27 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JW | £377,500 | 18/11/2025 | Terraced |
| 43 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JD | £395,000 | 29/08/2025 | Terraced |
| 12 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DU | £350,000 | 28/07/2025 | Terraced |
| 24 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JD | £410,000 | 26/03/2025 | Terraced |
| 7 WELLCROFT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EG | £406,500 | 06/12/2024 | Terraced |
| 35 LONG ARROTTS, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EX | £325,000 | 15/12/2023 | Terraced |
| 9 HILLDOWN ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JE | £385,000 | 31/08/2023 | Terraced |
| 12 SLEETS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JA | £347,500 | 23/08/2023 | Terraced |
| 9 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JN | £410,000 | 22/08/2023 | Terraced |
| 13 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HW | £370,000 | 21/06/2023 | Terraced |
| 19 BUTTS END, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JH | £378,000 | 01/12/2022 | Terraced |
| 49 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HP | £240,000 | 29/11/2022 | Terraced |
| 7 SAFFRON LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EE | £373,000 | 16/11/2022 | Terraced |
| 2 WOOD VIEW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HW | £457,500 | 19/10/2022 | Terraced |
| 38 LAUREATE WAY, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RT | £395,000 | 22/09/2022 | Terraced |
| 62 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DZ | £430,000 | 08/09/2022 | Terraced |
| 52 GADEBRIDGE ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3DZ | £425,000 | 31/08/2022 | Terraced |
| 34 GADEBRIDGE LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HF | £535,000 | 12/08/2022 | Terraced |
| 7 ASPFIELD ROW, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3HE | £390,000 | 12/08/2022 | Terraced |

**Area average:** £389,500 (20 sales)

## Capital growth trend

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

- **5y growth:** 3.5%
- **10y growth:** 25%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Terraced series; as of February 2026.*

- **1y growth (index):** 1.4%
- **5y growth (index):** 13%
- **10y growth (index):** 28.9%

## Rental Range

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

- **Low:** £1,419/mo
- **Realistic:** £1,577/mo
- **Optimistic:** £1,735/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom EPC estimate). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed Flat, Middleknights Hill, HP1 | £802/mo | 1 | 0.39 miles | OpenRent |
| 1 Bed Flat, Leighton Buzzard Road, HP1 | £1,150/mo | 1 | 0.53 miles | OpenRent |
| 1 Bed Flat, Bury Green, HP1 | £1,200/mo | 1 | 0.53 miles | OpenRent |
| 2 Bed Flat, Vivian Court, HP1 | £1,450/mo | 2 | 0.89 miles | OpenRent |
| Studio Flat, Madison Court, HP1 | £2,150/mo | 1 | 0.9 miles | OpenRent |
| 1 Bed Flat, Waterhouse Street, HP1 | £1,200/mo | 1 | 0.99 miles | OpenRent |
| 1 Bed Flat, Marlowes, HP1 | £1,250/mo | 1 | 1 miles | OpenRent |
| 2 Bed Flat, Marlowes, HP1 | £1,750/mo | 2 | 1 miles | OpenRent |
| 2 Bed Flat, Marlowes, HP1 | £1,750/mo | 2 | 1 miles | OpenRent |

**Average rent: £1,411/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 3%
- **Cost-to-rent:** 33×
- **Monthly cashflow:** £-849/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.1%

*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:** 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 | 111 |
| Anti-social behaviour | 70 |
| Criminal damage and arson | 22 |
| Other theft | 17 |
| Public order | 12 |
| Shoplifting | 12 |
| Other crime | 10 |
| Vehicle crime | 10 |
| Burglary | 7 |
| Possession of weapons | 6 |
| Drugs | 5 |
| Theft from the person | 1 |
| **Total incidents** | **283** |

*Within 1 mile during Mar 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 |
|------|------|----------|--------|
| Galley Hill Primary School and Nursery | Primary | 0.2 miles | — (Inspected (no overall grade)) |
| St Cuthbert Mayne Voluntary Catholic Junior Academy | Primary | 0.2 miles | Good — 10 Dec 2014 |
| Gade Valley Primary School | Primary | 0.3 miles | Good — 1 Dec 2016 |
| Laureate Academy | Secondary | 0.3 miles | Good — 13 Sep 2023 |
| The Collett School | Other | 0.4 miles | Good — 20 Nov 2018 |

## FENSA Certificates

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

### FENSA Certificate #6443598
- **Address:** 7 Willow Way, HEMEL HEMPSTEAD, HP1 3EZ
- **Certificate Issued:** 30/03/2009
- **Work Completed:** 19/03/2009
- **Items:** 1 door(s)