Flats/Maisonettes 2 sales on record

ABBEY COURT 5 HOLYWELL HILL

ST ALBANS, HERTFORDSHIRE, AL1 1HA

£392,000

Location

Map view View on Google Maps View on OpenStreetMap Street View AL1 1HA

Nearby

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

Type	Name	Distance
Bus stop	Abbey	0.0 miles
Shop	Stich to Fit	0.0 miles
Train station	St Albans Abbey	0.3 miles
University	University of Hertfordshire	7.1 miles
Hospital	Watford General Hospital	7.4 miles

Property details

Tenure

Leasehold

Property type

Flat

Last sold

£392,000 Jan 2026

Local average

£348,800 (45 sales)

Street crime

309 incidents within 1 mile (Apr 2026)

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	27/01/2026	£392,000	Flat	+3.2%	£396,492 to March 2026	View transaction
Sold	26/08/2016	£380,000	Flat	—	£383,555 to March 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
14 RYDER SEED MEWS, ST ALBANS, HERTFORDSHIRE, AL1 1NL	£315,000	07/02/2025	Flat
VINTRY COURT, 3A FLAT 4 HIGH STREET, ST ALBANS, HERTFORDSHIRE, AL3 4ED	£410,000	06/01/2025	Flat
MALTHOUSE COURT 24 SOPWELL LANE, ST ALBANS, HERTFORDSHIRE, AL1 1RP	£300,000	31/05/2023	Flat
MALTHOUSE COURT 24 SOPWELL LANE, ST ALBANS, HERTFORDSHIRE, AL1 1RP	£285,000	18/06/2021	Flat

Area average: £327,500 (4 sales)

For sale comparables

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

Capital growth trend

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

5y growth 0.2%

10y growth 0.9%

House Price Index (HM Land Registry — official index, not sold-price averages): St Albans. Series: Flats and maisonettes. As of March 2026.

1y (index) -2.2%

5y (index) 2.6%

10y (index) 7.6%

Rental Range

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

Low £1,727/mo

Realistic £1,919/mo

Optimistic £2,111/mo

Based on Local Authority from postcode lookup → St Albans.

LHA (30th percentile) floor for Bedford: 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 Flat, Holywell Hill, AL1	£3,500/mo	1	0.04 miles	OpenRent
1 Bed Flat, Welclose Street, AL3	£1,750/mo	1	0.29 miles	OpenRent
1 Bed Flat, Abbott House, AL1	£2,600/mo	1	0.36 miles	OpenRent
3 Bed Detached House, Fishpool St, AL3	£4,600/mo	3	0.38 miles	OpenRent
3 Bed Flat, Alma Road, AL1	£2,100/mo	3	0.47 miles	OpenRent
1 Bed Flat, Ziggurat House, AL1	£2,800/mo	1	0.57 miles	OpenRent
1 Bed Flat, Charrington Place, AL1	£1,525/mo	1	0.6 miles	OpenRent
1 Bed Flat, St. Albans, AL1	£2,250/mo	1	0.6 miles	OpenRent
1 Bed Flat, Clarence Court, AL1	£1,600/mo	1	0.68 miles	OpenRent
1 Bed Flat, Hatfield Road, AL1	£1,575/mo	1	0.7 miles	OpenRent

Average rent: £2,430/mo (10 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.55%

Max investor price (0.8%) £271,875

Target investor price (1%) £217,500

Gross yield 6.7%

Cost-to-rent ratio 15×

Monthly cashflow £389/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.1%

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
Anti-social behaviour	80
Violence and sexual offences	80
Shoplifting	39
Other theft	28
Criminal damage and arson	19
Public order	14
Vehicle crime	13
Drugs	10
Burglary	8
Bicycle theft	6
Other crime	6
Theft from the person	4
Possession of weapons	1
Robbery	1
Total incidents	309

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
The Abbey Church of England Voluntary Aided Primary School, St Albans	Primary	0.1 miles	Good — 22 Oct 2019
St Albans School	Other	0.3 miles	— (No rating)
St Albans Independent College	Other	0.3 miles	Good — 30 Apr 2024
St Peter's School	Primary	0.3 miles	Good — 5 Sep 2014
Aboyne Lodge Junior Mixed and Infant School	Primary	0.4 miles	Good — 7 Jan 2015

FENSA

Checking FENSA certificates for this address. Refresh in a few minutes.

# ABBEY COURT 5 HOLYWELL HILL, ST ALBANS, HERTFORDSHIRE, AL1 1HA

## Property details

- Slug: `b1aa725` (address key hash: `b1aa725ef678ffb62e4160974aec09a5568f7095`)
- Postcode: AL1 1HA
- Transactions on record: 2

- Tenure: Leasehold
- Property type: Flat
- Last sold: £392,000 Jan 2026
- Local average: £348,800 (45 sales)
- Street crime: 309 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £392,000
- Date: 2026-01-27
- Type: F
- Tenure: L

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-27 | £392,000 | Flat | +3.2% | £396,492 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-eec7-591c-e063-4704a8c00c31) |
| Sold | 2016-08-26 | £380,000 | Flat | — | £383,555 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/3e0330ef-cca0-8d89-e050-a8c062052140) |

*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 |
|---------|-------|------|------|
| ABBEY COURT 5 HOLYWELL HILL, ST ALBANS, HERTFORDSHIRE, AL1 1HA | £392,000 | 27/01/2026 | Flat |
| ABBEY COURT 5 HOLYWELL HILL, ST ALBANS, HERTFORDSHIRE, AL1 1HA | £380,000 | 26/08/2016 | 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 |
|---------|-------|------|------|
| 14 RYDER SEED MEWS, ST ALBANS, HERTFORDSHIRE, AL1 1NL | £315,000 | 07/02/2025 | Flat |
| VINTRY COURT, 3A FLAT 4 HIGH STREET, ST ALBANS, HERTFORDSHIRE, AL3 4ED | £410,000 | 06/01/2025 | Flat |
| MALTHOUSE COURT 24 SOPWELL LANE, ST ALBANS, HERTFORDSHIRE, AL1 1RP | £300,000 | 31/05/2023 | Flat |
| MALTHOUSE COURT 24 SOPWELL LANE, ST ALBANS, HERTFORDSHIRE, AL1 1RP | £285,000 | 18/06/2021 | Flat |

**Area average:** £327,500 (4 sales)

## Capital growth trend

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

- **5y growth:** 0.2%
- **10y growth:** 0.9%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -2.2%
- **5y growth (index):** 2.6%
- **10y growth (index):** 7.6%

## Rental Range

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

- **Low:** £1,727/mo
- **Realistic:** £1,919/mo
- **Optimistic:** £2,111/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bedford (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 Flat, Holywell Hill, AL1 | £3,500/mo | 1 | 0.04 miles | OpenRent |
| 1 Bed Flat, Welclose Street, AL3 | £1,750/mo | 1 | 0.29 miles | OpenRent |
| 1 Bed Flat, Abbott House, AL1 | £2,600/mo | 1 | 0.36 miles | OpenRent |
| 3 Bed Detached House, Fishpool St, AL3 | £4,600/mo | 3 | 0.38 miles | OpenRent |
| 3 Bed Flat, Alma Road, AL1 | £2,100/mo | 3 | 0.47 miles | OpenRent |
| 1 Bed Flat, Ziggurat House, AL1 | £2,800/mo | 1 | 0.57 miles | OpenRent |
| 1 Bed Flat, Charrington Place, AL1 | £1,525/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Flat, St. Albans, AL1 | £2,250/mo | 1 | 0.6 miles | OpenRent |
| 1 Bed Flat, Clarence Court, AL1 | £1,600/mo | 1 | 0.68 miles | OpenRent |
| 1 Bed Flat, Hatfield Road, AL1 | £1,575/mo | 1 | 0.7 miles | OpenRent |

**Average rent: £2,430/mo (10 listings)**

## 1% Rule

- **Rent ratio:** 0.55% (weak for cashflow)
- **Max investor price (0.8%):** £271,875
- **Target investor price (1%):** £217,500

*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 £2,175/mo).*

- **Gross yield:** 6.7%
- **Cost-to-rent:** 15×
- **Monthly cashflow:** £389/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 |
|----------|-------|
| Anti-social behaviour | 80 |
| Violence and sexual offences | 80 |
| Shoplifting | 39 |
| Other theft | 28 |
| Criminal damage and arson | 19 |
| Public order | 14 |
| Vehicle crime | 13 |
| Drugs | 10 |
| Burglary | 8 |
| Bicycle theft | 6 |
| Other crime | 6 |
| Theft from the person | 4 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **309** |

*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 |
|------|------|----------|--------|
| The Abbey Church of England Voluntary Aided Primary School, St Albans | Primary | 0.1 miles | Good — 22 Oct 2019 |
| St Albans School | Other | 0.3 miles | — (No rating) |
| St Albans Independent College | Other | 0.3 miles | Good — 30 Apr 2024 |
| St Peter's School | Primary | 0.3 miles | Good — 5 Sep 2014 |
| Aboyne Lodge Junior Mixed and Infant School | Primary | 0.4 miles | Good — 7 Jan 2015 |