# 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP

## Property details

- Slug: `8a3147e` (address key hash: `8a3147e6e5568f1af33c795bc0023390200ce025`)
- Postcode: WD24 5AP
- Transactions on record: 4

- 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)

## Latest sale

- Price: £388,000
- Date: 2026-03-09
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/10/2035
- **Current heating cost:** £1,007/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- Q (£7,500 - £11,000)
- W1 (£5,000 - £10,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6835-9520-4509-0867-5292)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-09 | £388,000 | Terraced | +15.3% | £391,607 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-311a-8922-e063-4804a8c094d0) |
| Sold | 2022-02-28 | £336,500 | Terraced | +81.9% | £347,527 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/e073986b-32d3-2134-e053-6c04a8c0233b) |
| Sold | 2009-09-25 | £185,000 | Terraced | +109% | £392,924 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/b67d7e9b-0791-4237-94cf-edddd87d9598) |
| Sold | 1999-11-04 | £88,500 | Terraced | — | £384,287 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/4cf298dd-bd7d-4f3e-b9d4-aa8060c8d75a) |

*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 |
|---------|-------|------|------|
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £388,000 | 09/03/2026 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £336,500 | 28/02/2022 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £185,000 | 25/09/2009 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £88,500 | 04/11/1999 | Terraced |

## Historic listings

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

- Matched listing: [167411024](http://87.117.209.195:8080/listings/1257aee)

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

## Sold Comparables

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

| 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)

## Capital growth trend

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

- **5y growth:** 8.4%
- **10y growth:** 20.3%

## House Price Index (HM Land Registry)

*Official index for Watford; Terraced series; as of May 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 7.7%
- **10y growth (index):** 23.5%

## 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 (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)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*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 £1,675/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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 | 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.*

| 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 Certificates

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

### FENSA Certificate #2042479
- **Address:** 40 Cecil Street, Watford, WD24 5AP
- **Certificate Issued:** 14/09/2004
- **Work Completed:** 20/08/2004
- **Items:** 11 window(s), 2 door(s)