# 14 GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ

## Property details

- Slug: `caefcba` (address key hash: `caefcba360edacf7ac89dd2a10fc98c739f79a5a`)
- Postcode: HA6 2BQ
- Transactions on record: 1

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 4
- Bathrooms: 3
- Floor area: 160 m²
- EPC rating: C
- Year built: England and Wales: 1983-1990
- Last sold: £1,140,000 May 2026
- Price per m²: £7,125/m²
- Local average: £1,312,310 (21 sales)
- Street crime: 54 incidents within 1 mile (Aug 2026)

## Latest sale

- Price: £1,140,000
- Date: 2026-05-06
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 22/08/2029
- **Current heating cost:** £756/year
- **Est. upgrade cost to C:** £10,725

### Recommendations
- A (£100 - £350)
- W1 (£800 - £1,200)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2678-9096-6288-5141-8934)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-05-06 | £1,140,000 | Detached | — | £1,169,970 (to July 2026) | [View](http://87.117.209.195:8080/house-prices/559c5ad5-19f3-afe3-e063-4804a8c004a4) |

*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 |
|---------|-------|------|------|
| 14 GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ | £1,140,000 | 06/05/2026 | Detached |

## Historic listings

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

- Matched listing: [91778757](http://87.117.209.195:8080/listings/d34cc09)

| Event | Date | Price |
|-------|------|-------|
| listed | 2026-08-07 | £1,275,000 |
| sold | 2026-01-01 | £1,140,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 26 MOOR PARK ROAD, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 2DJ | £1,500,000 | 06/02/2025 | Detached |
| 64 GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ | £1,001,000 | 20/05/2024 | Detached |
| 41 ST MARYS AVENUE, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 3AY | £1,055,000 | 17/11/2023 | Detached |
| 13 ST MARYS AVENUE, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 3AY | £1,125,000 | 26/09/2023 | Detached |
| 5 GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ | £940,000 | 11/08/2023 | Detached |
| 8 GROVE ROAD, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 2AP | £1,400,000 | 14/07/2023 | Detached |
| GROVE COTTAGE GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ | £1,270,000 | 10/02/2023 | Detached |
| LYNWOOD BATCHWORTH LANE, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2AT | £1,575,000 | 04/11/2022 | Detached |
| 2 MOOR PARK ROAD, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 2DN | £1,930,000 | 27/10/2022 | Detached |
| 1A MOOR PARK ROAD, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 2DL | £1,550,000 | 30/09/2022 | Detached |
| 32 HALLAND WAY, NORTHWOOD, HILLINGDON, GREATER LONDON, HA6 2BY | £1,375,000 | 30/06/2022 | Detached |
| 41 SANDY LODGE WAY, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2AR | £1,500,000 | 20/05/2022 | Detached |
| 61 KEWFERRY ROAD, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2PQ | £1,475,000 | 14/02/2022 | Detached |
| 27 GROVE FARM PARK, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2BQ | £1,075,000 | 02/02/2022 | Detached |
| 111 WOLSEY ROAD, NORTHWOOD, THREE RIVERS, HERTFORDSHIRE, HA6 2EB | £2,500,000 | 07/01/2022 | Detached |

**Area average:** £1,418,067 (15 sales)

## Capital growth trend

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

- **5y growth:** -22.8%
- **10y growth:** 0.9%

## House Price Index (HM Land Registry)

*Official index for Three Rivers; Detached series; as of July 2026.*

- **1y growth (index):** 2.7%
- **5y growth (index):** 11.2%
- **10y growth (index):** 16.9%

## Rental Range

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

- **Low:** £1,643/mo
- **Realistic:** £1,826/mo
- **Optimistic:** £2,009/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Bedford (Apr 2025 – Mar 2026).*

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 4-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Detached House, Batchworth Lane, HA6 | £7,650/mo | 3 | 0.4 miles | OpenRent |
| 3 Bed Detached House, Batchworth Lane, HA6 | £8,000/mo | 3 | 0.4 miles | OpenRent |
| 2 Bed Flat, Tudor Gables, HA6 | £1,825/mo | 2 | 0.45 miles | OpenRent |
| 2 Bed Flat, Tudor Gables, HA6 | £1,895/mo | 2 | 0.46 miles | OpenRent |
| 2 Bed Bungalow, Frithwood Avenue, HA6 | £1,900/mo | 2 | 0.55 miles | OpenRent |
| Studio Flat, High Street, HA6 | £900/mo | 1 | 1.01 miles | OpenRent |

**Average rent: £3,695/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £237,250
- **Target investor price (1%):** £189,800

*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 £1,898/mo).*

- **Gross yield:** 2%
- **Cost-to-rent:** 50.1×
- **Monthly cashflow:** £-2,806/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.2%

*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:** Job (default Low)

[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 | 13 |
| Violence and sexual offences | 10 |
| Shoplifting | 7 |
| Drugs | 6 |
| Other theft | 6 |
| Burglary | 5 |
| Public order | 3 |
| Criminal damage and arson | 1 |
| Other crime | 1 |
| Robbery | 1 |
| Theft from the person | 1 |
| **Total incidents** | **54** |

*Within 1 mile during Aug 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 |
|------|------|----------|--------|
| St Martin's School | Other | 0.2 miles | — (No rating) |
| London School of Theology | Other | 0.4 miles | — (No rating) |
| Holy Trinity CofE Primary School | Primary | 0.5 miles | Good — 27 Jun 2023 |
| St Helen's School | Other | 0.5 miles | — (No rating) |
| Eastbury Farm Primary School | Primary | 0.6 miles | Good — 11 Jun 2018 |