# 45 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS

## Property details

- Slug: `99df66f` (address key hash: `99df66f3217d878cbd08d5b0f02f55abb4022a4f`)
- Postcode: EN8 0QS
- Transactions on record: 3

- Tenure: Leasehold
- Property type: Flat
- Floor area: 43 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £205,000 Jan 2026
- Price per m²: £4,767/m²
- Local average: £266,390 (35 sales)
- Street crime: 311 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £205,000
- Date: 2026-01-22
- Type: F
- Tenure: L

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £291/year

### Recommendations
- A (350)
- E (75)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8809-8267-5629-4706-9663)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-22 | £205,000 | Flat | +84.7% | £208,442 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-eb3a-591c-e063-4704a8c00c31) |
| Sold | 2003-03-31 | £111,000 | Flat | +212.7% | £210,487 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/500d3eac-f091-4c95-8aea-4a6ffe53c8cf) |
| Sold | 1996-10-14 | £35,500 | Flat | — | £178,236 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/a904de1f-acb3-46cf-bfc9-0830556505ba) |

*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 |
|---------|-------|------|------|
| 45 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS | £205,000 | 22/01/2026 | Flat |
| 45 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS | £111,000 | 31/03/2003 | Flat |
| 45 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS | £35,500 | 14/10/1996 | 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 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS | £150,000 | 22/01/2026 | Flat |
| BROOKFIELD HOUSE FLAT 2 CARLETON ROAD, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0BT | £270,000 | 24/10/2023 | Flat |
| 86 DAVISON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0SX | £271,000 | 21/06/2023 | Flat |
| CEDAR LODGE FLAT 1 DAVISON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0SF | £185,000 | 14/04/2023 | Flat |
| 54 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £261,000 | 15/12/2022 | Flat |
| BROOKFIELD HOUSE FLAT 4 CARLETON ROAD, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0BT | £253,750 | 23/11/2022 | Flat |
| 33 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £250,000 | 16/09/2022 | Flat |
| 6 CAMPINE CLOSE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UH | £243,500 | 19/08/2022 | Flat |
| 18 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £190,000 | 15/07/2022 | Flat |
| 5 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £227,500 | 28/06/2022 | Flat |
| 2 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £270,000 | 12/05/2022 | Flat |
| 78 DAVISON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0SX | £218,589 | 25/03/2022 | Flat |
| 13 GROUND FLOOR FLAT BROOKFIELD GARDENS, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QB | £265,000 | 25/03/2022 | Flat |
| 39 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £242,500 | 17/02/2022 | Flat |
| 37 BEESTON DRIVE, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0QS | £237,000 | 28/01/2022 | Flat |
| 38 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £240,000 | 17/12/2021 | Flat |
| 6 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £247,500 | 22/10/2021 | Flat |
| 43 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £230,000 | 08/10/2021 | Flat |
| 31 WELSUMMER WAY, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UG | £245,000 | 30/09/2021 | Flat |
| 1 HAMBURGH COURT, CHESHUNT, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 0UL | £268,000 | 28/06/2021 | Flat |

**Area average:** £238,267 (20 sales)

## Capital growth trend

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

- **5y growth:** 15.7%
- **10y growth:** 20.5%

## House Price Index (HM Land Registry)

*Official index for Broxbourne; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -0.2%
- **5y growth (index):** 2.9%
- **10y growth (index):** 12.2%

## Rental Range

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

- **Low:** £1,483/mo
- **Realistic:** £1,648/mo
- **Optimistic:** £1,813/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South East 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 |
|------|------|------|------|------|
| 1 Bed Bungalow, Campine Close, EN8 | £1,150/mo | 1 | 0.1 miles | OpenRent |

**Average rent: £1,150/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.56% (weak for cashflow)
- **Max investor price (0.8%):** £143,750
- **Target investor price (1%):** £115,000

*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 £1,150/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 14.9×
- **Monthly cashflow:** £203/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.1%

*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 | 100 |
| Anti-social behaviour | 73 |
| Shoplifting | 55 |
| Public order | 19 |
| Criminal damage and arson | 16 |
| Vehicle crime | 15 |
| Other theft | 13 |
| Drugs | 8 |
| Other crime | 6 |
| Burglary | 3 |
| Possession of weapons | 2 |
| Bicycle theft | 1 |
| **Total incidents** | **311** |

*Within 1 mile during Apr 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 |
|------|------|----------|--------|
| Churchfield Church of England Academy | Primary | 0.4 miles | Good — 11 Dec 2018 |
| Haileybury Turnford | Secondary | 0.5 miles | Good — 2 May 2022 |
| Brookland Junior School | Primary | 0.5 miles | Good — 23 Jan 2022 |
| Brookland Infant and Nursery School | Primary | 0.5 miles | Good — 15 Jun 2018 |
| St Paul's Catholic Primary School | Primary | 0.6 miles | Good — 14 Mar 2017 |

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #6862494
- **Address:** 45 Beeston Drive, Cheshunt, EN8 0QS
- **Certificate Issued:** 06/10/2009
- **Work Completed:** 08/09/2009
- **Items:** 1 door(s)

### FENSA Certificate #6008918
- **Address:** 45 Beeston Drive, Cheshunt, EN8 0QS
- **Certificate Issued:** 06/10/2008
- **Work Completed:** 16/09/2008
- **Items:** 1 window(s)

### FENSA Certificate #4923854
- **Address:** 45 Beeston Drive, Cheshunt, EN8 0QS
- **Certificate Issued:** 31/07/2007
- **Work Completed:** 20/07/2007
- **Items:** 2 window(s)