# 58 ORCHARD DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DY

## Property details

- Slug: `fbceb6a` (address key hash: `fbceb6abcf2023af3d32d1a388824e44efa606c4`)
- Postcode: WD17 3DY
- Transactions on record: 2

- Tenure: Freehold
- Property type: Semi-detached
- Bedrooms: 5
- Bathrooms: 2
- Floor area: 158 m²
- EPC rating: C
- Year built: England and Wales: 1930-1949
- Last sold: £1,100,000 Mar 2026
- Price per m²: £6,962/m²
- Local average: £817,500 (6 sales)
- Street crime: 321 incidents within 1 mile (May 2026)

## Latest sale

- Price: £1,100,000
- Date: 2026-03-16
- Type: S
- Tenure: F

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 21/01/2035
- **Current heating cost:** £1,297/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2026-3045-6209-7175-9200)

## Price history

| Event | Date | Price | Type | % change | Today’s value (HPI) | Transaction |
|-------|------|-------|------|--------|---------------------|-------------|
| Sold | 2026-03-16 | £1,100,000 | Semi-detached | +41% | £1,108,122 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/4e75c29d-3417-8922-e063-4804a8c094d0) |
| Sold | 2020-07-27 | £780,000 | Semi-detached | — | £882,583 (to April 2026) | [View](http://87.117.209.195:8080/house-prices/ae4d86d4-0c9a-4619-e053-6c04a8c03cd0) |

*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 |
|---------|-------|------|------|
| 58 ORCHARD DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DY | £1,100,000 | 16/03/2026 | Semi-detached |
| 58 ORCHARD DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DY | £780,000 | 27/07/2020 | 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: [155588069](http://87.117.209.195:8080/listings/325c0f6)

| Event | Date | Price |
|-------|------|-------|
| sold | 2026-01-01 | £1,100,000 |
| listed | 2024-12-02 | £3,495 |
| sold | 2020-01-01 | £780,000 |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 133 WOODLAND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DA | £954,000 | 30/09/2022 | Semi-detached |
| 121 WOODLAND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DA | £1,139,500 | 12/08/2022 | Semi-detached |
| 136 WOODLAND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DB | £805,500 | 01/08/2022 | Semi-detached |
| 156 WOODLAND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DB | £1,080,000 | 16/06/2022 | Semi-detached |
| 9 BERCEAU WALK, WATFORD, HERTFORDSHIRE, WD17 3BL | £890,000 | 07/04/2022 | Semi-detached |
| 127 WOODLAND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3DA | £900,000 | 11/02/2022 | Semi-detached |
| 3 THE GARDENS, WATFORD, HERTFORDSHIRE, WD17 3DT | £852,500 | 29/09/2021 | Semi-detached |
| 132 HEMPSTEAD ROAD, WATFORD, HERTFORDSHIRE, WD17 4LG | £1,380,000 | 29/09/2021 | Semi-detached |

**Area average:** £1,000,188 (8 sales)

## Capital growth trend

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

- **5y growth:** -14.1%
- **10y growth:** -7.1%

## 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:** £1,635/mo
- **Realistic:** £1,817/mo
- **Optimistic:** £1,999/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 5-bedroom count for this property). Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 3 Bed Flat, Elizabeth Court, WD17 | £2,125/mo | 3 | 0.29 miles | OpenRent |
| 2 Bed Flat, West Street, WD17 | £1,850/mo | 2 | 0.65 miles | OpenRent |
| 1 Bed Flat, St Albans Road, WD24 | £1,300/mo | 1 | 0.72 miles | OpenRent |

**Average rent: £1,758/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.17% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 2%
- **Cost-to-rent:** 49.5×
- **Monthly cashflow:** £-2,692/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -10.1%

*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 |
|----------|-------|
| Violence and sexual offences | 123 |
| Anti-social behaviour | 66 |
| Vehicle crime | 25 |
| Drugs | 20 |
| Other theft | 17 |
| Public order | 16 |
| Criminal damage and arson | 15 |
| Shoplifting | 13 |
| Burglary | 8 |
| Theft from the person | 6 |
| Bicycle theft | 5 |
| Robbery | 4 |
| Other crime | 3 |
| **Total incidents** | **321** |

*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 |
|------|------|----------|--------|
| Nascot Wood Junior School | Primary | 0.3 miles | Outstanding — 29 Nov 2023 |
| Cassiobury Junior School | Primary | 0.3 miles | Good — 29 Apr 2024 |
| Cassiobury Infant and Nursery School | Primary | 0.4 miles | Good — 26 Nov 2023 |
| Nascot Wood Infant and Nursery School | Primary | 0.4 miles | Good — 11 Dec 2023 |
| West Herts College | Other | 0.5 miles | — (No rating) |