# 7 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS

## Property details

- Slug: `cc20bee` (address key hash: `cc20beef74565d3bff8df0b089f175fa89374565`)
- Postcode: SG12 7BS
- Transactions on record: 4

- Tenure: Freehold
- Property type: Terraced
- Floor area: 58 m²
- EPC rating: D
- Year built: England and Wales: before 1900
- Last sold: £376,000 Jan 2026
- Price per m²: £6,483/m²
- Local average: £473,640 (25 sales)
- Street crime: 95 incidents within 1 mile (Apr 2026)

## Latest sale

- Price: £376,000
- Date: 2026-01-19
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 29/12/2035
- **Current heating cost:** £1,012/year
- **Est. upgrade cost to C:** £23,935

### Recommendations
- Q (£7,500 - £11,000)
- D (£150 - £250)
- G (£220 - £250)
- O (£4,500 - £6,000)
- U (£8,000 - £10,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7305-3957-4202-5135-7200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-19 | £376,000 | Terraced | +17.5% | £376,355 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/49e87c31-ebce-591c-e063-4704a8c00c31) |
| Sold | 2021-03-18 | £320,000 | Terraced | +11.5% | £365,961 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/c6209f5f-46ce-295e-e053-6c04a8c0ddcc) |
| Sold | 2017-07-21 | £287,000 | Terraced | +114.2% | £338,079 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/582d0636-f982-8f22-e053-6c04a8c01bac) |
| Sold | 2000-09-29 | £134,000 | Terraced | — | £471,449 (to March 2026) | [View](http://87.117.209.195:8080/house-prices/36946529-940e-4114-894c-b0c9278ea993) |

*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 |
|---------|-------|------|------|
| 7 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS | £376,000 | 19/01/2026 | Terraced |
| 7 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS | £320,000 | 18/03/2021 | Terraced |
| 7 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS | £287,000 | 21/07/2017 | Terraced |
| 7 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS | £134,000 | 29/09/2000 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 35 CHURCH STREET, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 9EH | £340,000 | 19/12/2025 | Terraced |
| 5 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BS | £385,000 | 27/10/2023 | Terraced |
| 12 BLUECOAT YARD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 9HL | £620,000 | 29/09/2023 | Terraced |
| 3 SWAN MEWS, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 9BF | £455,000 | 03/07/2023 | Terraced |
| NORTHERN MALTINGS, 16 8 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7DE | £585,000 | 28/11/2022 | Terraced |
| 66 HIGH STREET, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 9BA | £422,000 | 06/07/2022 | Terraced |
| NORTHERN MALTINGS, 16 9 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7DE | £590,000 | 15/03/2022 | Terraced |
| 2 BLUECOAT YARD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 9HL | £615,000 | 16/12/2021 | Terraced |
| 55 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BU | £422,500 | 19/10/2021 | Terraced |
| NORTHERN MALTINGS, 16 3 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7DE | £545,000 | 28/07/2021 | Terraced |

**Area average:** £497,950 (10 sales)

## Capital growth trend

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

- **5y growth:** 9.3%
- **10y growth:** 60.9%

## House Price Index (HM Land Registry)

*Official index for East Hertfordshire; Terraced series; as of March 2026.*

- **1y growth (index):** 5.9%
- **5y growth (index):** 14.4%
- **10y growth (index):** 31.9%

## Rental Range

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

- **Low:** £1,350/mo
- **Realistic:** £1,500/mo
- **Optimistic:** £1,650/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (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, Grange Gardens, SG12 | £1,350/mo | 1 | 0.34 miles | OpenRent |

**Average rent: £1,350/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.36% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 4.3%
- **Cost-to-rent:** 23.2×
- **Monthly cashflow:** £-291/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.2%

*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:** 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 | 30 |
| Anti-social behaviour | 23 |
| Criminal damage and arson | 10 |
| Other theft | 9 |
| Public order | 6 |
| Shoplifting | 5 |
| Vehicle crime | 4 |
| Drugs | 3 |
| Burglary | 2 |
| Other crime | 1 |
| Possession of weapons | 1 |
| Robbery | 1 |
| **Total incidents** | **95** |

*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 |
|------|------|----------|--------|
| Christ Church CofE (VA) Primary School and Nursery | Primary | 0.1 miles | Good — 5 Sep 2014 |
| Sacred Heart Catholic Primary School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Hertford Regional College | Other | 0.3 miles | — (No rating) |
| Larkspur Academy | Primary | 0.5 miles | Good — 16 Mar 2023 |
| Presdales School | Secondary | 0.6 miles | Outstanding — 24 Apr 2024 |