# 12 HORSECROFT ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PZ

## Property details

- Slug: `df599ba` (address key hash: `df599ba312cadc52396a6ee8ce4896db02f37ea4`)
- Postcode: HP1 1PZ
- Transactions on record: 2

- Tenure: Freehold
- Property type: Detached
- Bedrooms: 3
- Bathrooms: 1
- Floor area: 88 m²
- EPC rating: D
- Year built: England and Wales: 1967-1975
- Last sold: £600,000 Apr 2026
- Price per m²: £6,818/m²
- Local average: £666,063 (16 sales)
- Street crime: 256 incidents within 1 mile (Jun 2026)

## Latest sale

- Price: £600,000
- Date: 2026-04-01
- Type: D
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 03/01/2032
- **Current heating cost:** £714/year
- **Est. upgrade cost to C:** £17,375

### Recommendations
- W1 (£800 - £1,200)
- W2 (£4,000 - £6,000)
- M (£1,250 - £2,500)
- 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/8200-4340-0622-4109-3923)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-04-01 | £600,000 | Detached | +20% | £604,810 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/50d10b84-06b5-b8d0-e063-4704a8c08d98) |
| Sold | 2022-04-27 | £500,000 | Detached | — | £532,839 (to May 2026) | [View](http://87.117.209.195:8080/house-prices/fac30767-20bf-5e20-e053-4704a8c004ee) |

*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 |
|---------|-------|------|------|
| 12 HORSECROFT ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PZ | £600,000 | 01/04/2026 | Detached |
| 12 HORSECROFT ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PZ | £500,000 | 27/04/2022 | Detached |

## Historic listings

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

- Matched listing: [163834355](http://87.117.209.195:8080/listings/d66efb0)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £600,000 |
| listed | 2025-06-26 | £600,000 |
| sold | 2022-01-01 | £500,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 FISHERY PASSAGE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1RF | £400,000 | 18/12/2025 | Detached |
| 117 ANCHOR LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1NS | £625,000 | 23/08/2024 | Detached |
| 4A COWPER ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PE | £450,000 | 06/12/2023 | Detached |
| 54 PULLER ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1QN | £425,000 | 17/11/2023 | Detached |
| 10 COWPER ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PE | £520,000 | 14/11/2023 | Detached |
| 40 MOORLAND ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1NH | £895,000 | 15/09/2023 | Detached |
| 12 ALSTON ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1QU | £640,000 | 12/12/2022 | Detached |
| 23 MOORLAND ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1NH | £974,200 | 11/08/2022 | Detached |
| THE NOOK, 30A COWPER ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1PE | £610,000 | 29/06/2022 | Detached |
| 18 MOORLAND ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 1NH | £815,000 | 28/09/2021 | Detached |

**Area average:** £635,420 (10 sales)

## Capital growth trend

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

- **5y growth:** -63.5%
- **10y growth:** -2.9%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Detached series; as of May 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 14.4%
- **10y growth (index):** 26.2%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets in the area (all bedroom counts shown — none matched the 3-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 2 Bed Flat, Selden Hill, HP2 | £3,400/mo | 2 | 0.76 miles | OpenRent |

**Average rent: £3,400/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.57% (weak for cashflow)
- **Max investor price (0.8%):** £425,000
- **Target investor price (1%):** £340,000

*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 £3,400/mo).*

- **Gross yield:** 6.8%
- **Cost-to-rent:** 14.7×
- **Monthly cashflow:** £672/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.6%

*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 | 82 |
| Anti-social behaviour | 80 |
| Shoplifting | 20 |
| Public order | 16 |
| Criminal damage and arson | 14 |
| Other theft | 12 |
| Burglary | 8 |
| Drugs | 8 |
| Vehicle crime | 7 |
| Other crime | 3 |
| Possession of weapons | 3 |
| Theft from the person | 3 |
| **Total incidents** | **256** |

*Within 1 mile during Jun 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 Rose's Catholic Infant School | Primary | 0.2 miles | Good — 20 Nov 2013 |
| Boxmoor Primary School | Primary | 0.3 miles | Good — 13 May 2024 |
| Pixies Hill Primary School | Primary | 0.5 miles | Good — 14 Jun 2023 |
| Roman Fields Academy | Other | 0.5 miles | Outstanding — 21 Jan 2019 |
| James Marks Academy | Other | 0.5 miles | — (No rating) |

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #15505437
- **Address:** 12 Horsecroft Road, HEMEL HEMPSTEAD, HP1 1PZ
- **Certificate Issued:** 27/11/2022
- **Work Completed:** 11/11/2022
- **Items:** 12 window(s), 1 door(s)