Terraced 4 sales on record

40 CECIL STREET

WATFORD, HERTFORDSHIRE, WD24 5AP

£388,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD24 5AP

Nearby

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

Type Name Distance
Bus stop Shakespeare Street 0.1 miles
Shop Unknown 0.1 miles
Train station Watford North 0.5 miles
Hospital Watford General Hospital 1.6 miles
University Middlesex University 8.6 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

2

Bathrooms

1

Floor area

70 m²

EPC rating

D

Year built

England and Wales: 1900-1929

Last sold

£388,000 Mar 2026

Price per m²

£5,543/m²

Local average

£436,647 (17 sales)

Street crime

410 incidents within 1 mile (Jun 2026)

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 13/10/2025

Expiry date: 12/10/2035

Current heating cost: £1,007/year

Potential heating cost: £687/year

Est. upgrade cost to C: £26,800

Recommendations

  • Flat roof or sloping ceiling insulation (£900 - £1,200)
  • 50 mm internal or external wall insulation (£7,500 - £11,000)
  • Floor insulation (suspended floor) (£5,000 - £10,000)
  • Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Price history

Event Date Price Type % change Today’s value (HPI) Action
Sold 09/03/2026 £388,000 Terraced +15.3% £391,607 to May 2026 View transaction
Sold 28/02/2022 £336,500 Terraced +81.9% £347,527 to May 2026 View transaction
Sold 25/09/2009 £185,000 Terraced +109% £392,924 to May 2026 View transaction
Sold 04/11/1999 £88,500 Terraced — £384,287 to May 2026 View transaction

Historic listings

Listing and sale events only where we matched the listing page to a Land Registry sale already on record for this address.

Event Date Price
sold 01/01/2026 £388,000
listed 25/09/2025 £395,000
sold 01/01/2022 £336,500
sold 01/01/2009 £185,000
sold 01/01/1999 £88,500

Photos · Open listing

Open image 1 from listing 167411024 Open image 2 from listing 167411024 Open image 3 from listing 167411024 Open image 4 from listing 167411024 Open image 5 from listing 167411024 Open image 6 from listing 167411024 Open image 7 from listing 167411024 Open image 8 from listing 167411024 Open image 9 from listing 167411024 Open image 10 from listing 167411024 Open image 11 from listing 167411024 Open image 12 from listing 167411024

Sold comparables

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

Address Price Date Type
81A CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS £310,000 19/11/2025 Terraced
102 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW £450,000 31/07/2025 Terraced
53 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY £406,000 28/02/2025 Terraced
16 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW £310,000 20/12/2023 Terraced
95 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT £330,000 19/12/2023 Terraced
80 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP £337,250 04/12/2023 Terraced
21 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN £345,000 01/12/2023 Terraced
41 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS £333,000 20/11/2023 Terraced
46 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU £416,567 25/08/2023 Terraced
51 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT £353,000 10/08/2023 Terraced
102 LEAVESDEN ROAD, WATFORD, HERTFORDSHIRE, WD24 5EH £343,500 03/08/2023 Terraced
11 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY £375,000 07/07/2023 Terraced
107 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT £380,000 16/06/2023 Terraced
63 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY £435,000 09/06/2023 Terraced
94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU £330,000 30/05/2023 Terraced
94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU £330,000 30/05/2023 Terraced
40 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BP £340,000 26/05/2023 Terraced
137 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN £345,000 17/04/2023 Terraced
103 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT £408,000 01/12/2022 Terraced
69 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BL £495,000 28/11/2022 Terraced

Area average: £368,616 (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 8.4%
10y growth 20.3%

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

1y (index) 3.9%
5y (index) 7.7%
10y (index) 23.5%

Rental Range

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

Low £1,635/mo
Realistic £1,817/mo
Optimistic £1,999/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 (same bedroom count). Use to validate rent estimates. Student lets are excluded.

Title Rent Beds Distance As seen on
2 Bed Terraced House, Hatfield Road, WD24 £1,850/mo 2 0.2 miles OpenRent
2 Bed Flat, Park Road, WD17 £1,500/mo 2 0.42 miles OpenRent

Average rent: £1,675/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.43%
Max investor price (0.8%) £209,375
Target investor price (1%) £167,500
Gross yield 5.2%
Cost-to-rent ratio 19.3×
Monthly cashflow £-45/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI -0.5%
  • 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)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Plot: ~83 m² (0.02 acres)

Source: HM Land Registry INSPIRE Index Polygons.

Street-level crime

Category Count
Violence and sexual offences 101
Anti-social behaviour 91
Other theft 58
Criminal damage and arson 29
Shoplifting 25
Vehicle crime 23
Drugs 19
Public order 17
Bicycle theft 13
Burglary 8
Other crime 7
Robbery 7
Possession of weapons 6
Theft from the person 6
Total incidents 410

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. Data from Get Information about Schools and Ofsted.

Name Type Distance Ofsted
Parkgate Junior School Primary 0.3 miles Outstanding — 18 Jul 2018
Nascot Wood Infant and Nursery School Primary 0.4 miles Good — 11 Dec 2023
Beechfield School Primary 0.5 miles Good — 12 Jul 2022
Knutsford Primary Academy Primary 0.5 miles Good — 1 Mar 2023
Nascot Wood Junior School Primary 0.5 miles Outstanding — 29 Nov 2023

FENSA

Window and door installation certificates found for this address.

Issued Work completed Windows Doors
14/09/2004 20/08/2004 11 2