# CASSIO APARTMENTS, 1 FLAT 7 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ

## Property details

- Slug: `8013948` (address key hash: `8013948946708cb9b64469fd9d8f4ad82112b0cb`)
- Postcode: WD17 4EJ
- Transactions on record: 1

- Tenure: Leasehold
- Property type: Flat
- Last sold: £277,000 Jan 2026
- Local average: £276,812 (33 sales)
- Street crime: 664 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £277,000
- Date: 2026-01-28
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £277,000 | Flat | — | £277,000 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-ed7b-591c-e063-4704a8c00c31) |

*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 |
|---------|-------|------|------|
| CASSIO APARTMENTS, 1 FLAT 7 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £277,000 | 28/01/2026 | 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 |
|---------|-------|------|------|
| ORCHID COURT, 1 78 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £367,500 | 19/12/2025 | Flat |
| CASSIO APARTMENTS, 1 FLAT 3 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £268,000 | 12/09/2025 | Flat |
| CALEDONIAN COURT 21 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1RY | £257,500 | 24/03/2025 | Flat |
| ORCHID COURT, 1 51 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 91 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 52 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 42 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 57 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 43 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 75 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 44 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £325,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 81 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 82 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| CASSIO APARTMENTS, 1 FLAT 10 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £325,000 | 13/09/2022 | Flat |
| TAYLOR POINT, 47 FLAT 45 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £117,750 | 21/06/2022 | Flat |
| TAYLOR POINT, 47 FLAT 4 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £93,000 | 13/05/2022 | Flat |
| TAYLOR POINT, 47 FLAT 48 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £227,100 | 18/04/2022 | Flat |
| TAYLOR POINT, 47 FLAT 60 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £112,500 | 25/03/2022 | Flat |
| ORCHID COURT, 1 76 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £355,000 | 04/02/2022 | Flat |
| ORCHID COURT, 1 47 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £330,000 | 02/02/2022 | Flat |

**Area average:** £342,668 (20 sales)

## Capital growth trend

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

- **5y growth:** 13.7%
- **10y growth:** -7.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 0%
- **5y growth (index):** -3.5%
- **10y growth (index):** 5.8%

## Rental Range

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

- **Low:** £1,635/mo
- **Realistic:** £1,817/mo
- **Optimistic:** £1,999/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, Marlborough Road, WD18 | £840/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £840/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £105,000
- **Target investor price (1%):** £84,000

*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 £840/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.5×
- **Monthly cashflow:** £-360/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*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 | 186 |
| Anti-social behaviour | 156 |
| Shoplifting | 75 |
| Other theft | 49 |
| Public order | 42 |
| Criminal damage and arson | 35 |
| Drugs | 25 |
| Bicycle theft | 24 |
| Vehicle crime | 20 |
| Burglary | 11 |
| Robbery | 11 |
| Other crime | 10 |
| Possession of weapons | 10 |
| Theft from the person | 10 |
| **Total incidents** | **664** |

*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 |
|------|------|----------|--------|
| Lanchester Primary School | Primary | 0.3 miles | Good — 27 Sep 2019 |
| West Herts College | Other | 0.3 miles | — (No rating) |
| Watford St John's Church of England Primary School | Primary | 0.4 miles | Good — 24 Jun 2019 |
| Nisai Virtual Academy Ltd | Other | 0.4 miles | — (No rating) |
| Central Primary School | Primary | 0.6 miles | Requires improvement — 6 Jul 2023 |