# 78 ST JAMES ROAD, WATFORD, HERTFORDSHIRE, WD18 0DX

## Property details

- Slug: `f3ebbb1` (address key hash: `f3ebbb17aa96b5f113fe5f528d13477592295665`)
- Postcode: WD18 0DX
- Transactions on record: 1

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 2
- Bathrooms: 1
- Last sold: £440,000 Mar 2026
- Local average: £520,200 (5 sales)
- Street crime: 619 incidents within 1 mile (May 2026)

## Latest sale

- Price: £440,000
- Date: 2026-03-04
- Type: S
- Tenure: F

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-04 | £440,000 | Semi-detached | — | £443,249 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3552-8922-e063-4804a8c094d0) |

*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 |
|---------|-------|------|------|
| 78 ST JAMES ROAD, WATFORD, HERTFORDSHIRE, WD18 0DX | £440,000 | 04/03/2026 | Semi-detached |

## Historic listings

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

- Matched listing: [169268981](http://87.117.209.195:8080/listings/3253563)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £440,000 |
| listed | 2025-11-12 | £435,000 |
| sold | 2007-01-01 | £249,000 |
| sold | 2001-01-01 | £124,500 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 10 WIGGENHALL ROAD, WATFORD, HERTFORDSHIRE, WD18 0AL | £475,000 | 26/09/2022 | Semi-detached |
| 5 LIVERPOOL ROAD, WATFORD, HERTFORDSHIRE, WD18 0DW | £430,500 | 03/12/2021 | Semi-detached |
| 139 ST JAMES ROAD, WATFORD, HERTFORDSHIRE, WD18 0DY | £367,500 | 28/09/2021 | Semi-detached |
| 7 NEAL STREET, WATFORD, HERTFORDSHIRE, WD18 0AX | £417,500 | 16/08/2021 | Semi-detached |

**Area average:** £422,625 (4 sales)

## Capital growth trend

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

- **5y growth:** -1.2%

## House Price Index (HM Land Registry)

*Official index for Watford; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 7.8%
- **10y growth (index):** 26.5%

## 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 Bedford (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 |
|------|------|------|------|------|
| 2 Bed Terraced House, Oxford St, WD18 | £1,750/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Terraced House, Souldern St, WD18 | £2,000/mo | 2 | 0.28 miles | OpenRent |
| 2 Bed Flat, Sligo House, WD17 | £2,750/mo | 2 | 0.4 miles | OpenRent |

**Average rent: £2,167/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £250,000
- **Target investor price (1%):** £200,000

*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 £2,000/mo).*

- **Gross yield:** 5.5%
- **Cost-to-rent:** 18.3×
- **Monthly cashflow:** £42/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.4%

*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 | 194 |
| Anti-social behaviour | 118 |
| Shoplifting | 67 |
| Other theft | 47 |
| Vehicle crime | 43 |
| Public order | 42 |
| Criminal damage and arson | 31 |
| Drugs | 23 |
| Burglary | 17 |
| Robbery | 14 |
| Possession of weapons | 8 |
| Theft from the person | 7 |
| Bicycle theft | 6 |
| Other crime | 2 |
| **Total incidents** | **619** |

*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 |
|------|------|----------|--------|
| Watford Grammar School for Girls | Secondary | 0.2 miles | Outstanding — 24 Apr 2024 |
| Field Junior School | Primary | 0.2 miles | Outstanding — 9 Jan 2018 |
| Watford Field School (Infant & Nursery) | Primary | 0.2 miles | Good — 8 Dec 2011 |
| Chater Junior School | Primary | 0.3 miles | — (Inspected (no overall grade)) |
| Laurance Haines School | Primary | 0.5 miles | Good — 2 Dec 2014 |