Terraced 2 sales on record

137 HIGH ROAD

LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP

£475,000

Location

Map view View on Google Maps View on OpenStreetMap Street View WD25 7AP

Nearby

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

Type	Name	Distance
Bus stop	Linden Lea	0.0 miles
Shop	Unknown	0.1 miles
Train station	Garston	1.3 miles
Hospital	Watford General Hospital	3.0 miles
University	Boltons Park Farm	9.5 miles

Property details

Tenure

Freehold

Property type

Terraced

Bedrooms

Bathrooms

Floor area

92 m²

EPC rating

Year built

England and Wales: 1967-1975

Last sold

£475,000 Jan 2026

Price per m²

£5,163/m²

Local average

£446,476 (21 sales)

Street crime

209 incidents within 1 mile (May 2026)

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 09/09/2024

Expiry date: 08/09/2034

Current heating cost: £839/year

Potential heating cost: £797/year

Est. upgrade cost to C: £10,500

Recommendations

Cavity wall insulation (£500 - £1,500)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Price history

Event	Date	Price	Type	% change	Today’s value (HPI)	Action
Sold	28/01/2026	£475,000	Terraced	+216.7%	£470,098 to April 2026	View transaction
Sold	02/11/2001	£150,000	Terraced	—	£501,220 to April 2026	View transaction

Historic listings

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

Event	Date	Price
sold	01/01/2026	£475,000
listed	19/05/2025	£500,000
sold	01/01/2001	£150,000

Photos · Open listing

Sold comparables

Same street and nearby sales within 0.25 miles (last 5 years). Land Registry Price Paid Data.

Address	Price	Date	Type
36 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DR	£500,000	28/11/2025	Terraced
SHERWOOD COURT 3 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7PA	£485,000	25/05/2023	Terraced
1 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£455,000	12/04/2023	Terraced
4 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£440,000	28/10/2022	Terraced
139 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS	£520,000	26/07/2022	Terraced
145 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP	£417,500	06/12/2021	Terraced
36 CHAPEL CLOSE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AR	£454,000	06/12/2021	Terraced
5 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£440,000	07/09/2021	Terraced
4 HUNTERS LANE, WATFORD, HERTFORDSHIRE, WD25 7BD	£657,000	18/08/2021	Terraced
133 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS	£455,000	16/08/2021	Terraced

Area average: £482,350 (10 sales)

For sale comparables

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

Capital growth trend

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

5y growth 7.9%

10y growth 14.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Watford. Series: Terraced. As of April 2026.

1y (index) 2.1%

5y (index) 7.2%

10y (index) 25.9%

Rental Range

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

Low £1,633/mo

Realistic £1,814/mo

Optimistic £1,995/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) 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
3 Bed Semi-Detached House, Kings Wood Rd, WD25	£1,950/mo	3	0.53 miles	OpenRent
3 Bed Terraced House, Hemming Way, WD25	£1,950/mo	3	0.55 miles	OpenRent
3 Bed Terraced House, Starling Place, WD25	£2,200/mo	3	0.83 miles	OpenRent
3 Bed Maisonette, Trevellance Way, WD25	£1,850/mo	3	0.94 miles	OpenRent
3 Bed Terraced House, Rosehill Gardens, WD5	£2,650/mo	3	1.06 miles	OpenRent

Average rent: £2,120/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.41%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 4.9%

Cost-to-rent ratio 20.3×

Monthly cashflow £-141/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -1.2%

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
Violence and sexual offences	84
Anti-social behaviour	51
Criminal damage and arson	17
Other theft	15
Public order	12
Vehicle crime	9
Other crime	6
Burglary	5
Drugs	5
Shoplifting	4
Robbery	1
Total incidents	209

Within 1 mile during May 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
Leavesden JMI School	Primary	0.1 miles	Good — 24 May 2023
Kingsway Infants' School	Primary	0.3 miles	Good — 10 Jul 2017
Kingsway Junior School	Primary	0.3 miles	Good — 21 Jul 2022
Alban Wood Primary School and Nursery	Primary	0.5 miles	Good — 25 Jan 2024
Kingswood Nursery School	Nursery	0.5 miles	Outstanding — 17 May 2017

FENSA

Window and door installation certificates found for this address.

Issued	Work completed	Windows	Doors
05/05/2024	07/03/2024	1	—
29/10/2018	26/09/2018	—	1
04/04/2016	04/03/2016	7	1

# 137 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP

## Property details

- Slug: `de4f1d0` (address key hash: `de4f1d01dbc6b055a69edd59ca093b11b88f9565`)
- Postcode: WD25 7AP
- Transactions on record: 2

- Tenure: Freehold
- Property type: Terraced
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 92 m²
- EPC rating: C
- Year built: England and Wales: 1967-1975
- Last sold: £475,000 Jan 2026
- Price per m²: £5,163/m²
- Local average: £446,476 (21 sales)
- Street crime: 209 incidents within 1 mile (May 2026)

## Latest sale

- Price: £475,000
- Date: 2026-01-28
- Type: T
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/09/2034
- **Current heating cost:** £839/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- B (£500 - £1,500)
- 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/0413-3041-7201-8814-7200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-01-28 | £475,000 | Terraced | +216.7% | £470,098 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4c1b673f-2c8d-d8ea-e063-4704a8c0bf7d) |
| Sold | 2001-11-02 | £150,000 | Terraced | — | £501,220 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/45060b0a-2b01-4d40-b18d-bc7ae2c59902) |

*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 |
|---------|-------|------|------|
| 137 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £475,000 | 28/01/2026 | Terraced |
| 137 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £150,000 | 02/11/2001 | Terraced |

## Historic listings

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

- Matched listing: [162126752](http://87.117.209.195:8080/listings/6096796)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £475,000 |
| listed | 2025-05-19 | £500,000 |
| sold | 2001-01-01 | £150,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 36 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DR | £500,000 | 28/11/2025 | Terraced |
| SHERWOOD COURT 3 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7PA | £485,000 | 25/05/2023 | Terraced |
| 1 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £455,000 | 12/04/2023 | Terraced |
| 4 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £440,000 | 28/10/2022 | Terraced |
| 139 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS | £520,000 | 26/07/2022 | Terraced |
| 145 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £417,500 | 06/12/2021 | Terraced |
| 36 CHAPEL CLOSE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AR | £454,000 | 06/12/2021 | Terraced |
| 5 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £440,000 | 07/09/2021 | Terraced |
| 4 HUNTERS LANE, WATFORD, HERTFORDSHIRE, WD25 7BD | £657,000 | 18/08/2021 | Terraced |
| 133 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS | £455,000 | 16/08/2021 | Terraced |

**Area average:** £482,350 (10 sales)

## Capital growth trend

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

- **5y growth:** 7.9%
- **10y growth:** 14.1%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 2.1%
- **5y growth (index):** 7.2%
- **10y growth (index):** 25.9%

## Rental Range

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

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Kings Wood Rd, WD25 | £1,950/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Terraced House, Hemming Way, WD25 | £1,950/mo | 3 | 0.55 miles | OpenRent |
| 3 Bed Terraced House, Starling Place, WD25 | £2,200/mo | 3 | 0.83 miles | OpenRent |
| 3 Bed Maisonette, Trevellance Way, WD25 | £1,850/mo | 3 | 0.94 miles | OpenRent |
| 3 Bed Terraced House, Rosehill Gardens, WD5 | £2,650/mo | 3 | 1.06 miles | OpenRent |

**Average rent: £2,120/mo (5 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.3×
- **Monthly cashflow:** £-141/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.2%

*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 | 84 |
| Anti-social behaviour | 51 |
| Criminal damage and arson | 17 |
| Other theft | 15 |
| Public order | 12 |
| Vehicle crime | 9 |
| Other crime | 6 |
| Burglary | 5 |
| Drugs | 5 |
| Shoplifting | 4 |
| Robbery | 1 |
| **Total incidents** | **209** |

*Within 1 mile during May 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 |
|------|------|----------|--------|
| Leavesden JMI School | Primary | 0.1 miles | Good — 24 May 2023 |
| Kingsway Infants' School | Primary | 0.3 miles | Good — 10 Jul 2017 |
| Kingsway Junior School | Primary | 0.3 miles | Good — 21 Jul 2022 |
| Alban Wood Primary School and Nursery | Primary | 0.5 miles | Good — 25 Jan 2024 |
| Kingswood Nursery School | Nursery | 0.5 miles | Outstanding — 17 May 2017 |

## FENSA Certificates

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

### FENSA Certificate #16280619
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 05/05/2024
- **Work Completed:** 07/03/2024
- **Items:** 1 window(s)

### FENSA Certificate #13203148
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 29/10/2018
- **Work Completed:** 26/09/2018
- **Items:** 1 door(s)

### FENSA Certificate #11544747
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 04/04/2016
- **Work Completed:** 04/03/2016
- **Items:** 7 window(s), 1 door(s)