# 5 bedroom detached house for sale (WD17 3AB) ## Property Details | Key | Value | |-----|-------| | Address | 32 CASSIOBURY DRIVE, WATFORD, WATFORD, HERTFORDSHIRE WD17 3AB | | Price | £1,295,000 | | Bedrooms | 5 | | Bathrooms | 3 | | Council tax | G | | Construction age | England and Wales: 1900-1929 | | Floor area | 195 m² | | Last sold | £460,000 Oct 2005 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** C - **Expiry date:** 16/06/2036 - **Current heating cost:** £2,369/year - **Est. upgrade cost to C:** £25,750 ### Recommendations - Q (£7,500 - £11,000) - W1 (£5,000 - £10,000) - U (£8,000 - £10,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2336-5626-9600-0003-3292) ## Description A rare opportunity to acquire this exceptional five-bedroom detached family residence, perfectly positioned on the highly sought-after Cassiobury Estate. Combining timeless character with stylish contemporary enhancements, this impressive home offers generous and versatile living accommodation, beautifully designed for modern family life. The heart of the home is the stunning open-plan kitchen and living space that flows directly out to the garden, creating a superb environment for both everyday living and entertaining. Complementing the ground floor is a comfortable and more formal sitting room with traditional wooden panelling and open fireplace, as well as a separate utility room and a convenient downstairs W/C. The property boasts five well-proportioned bedrooms, including two en-suite bedrooms, alongside a beautifully appointed family bathroom, offering ample space for growing families. Externally, the property continues to impress with a beautifully landscaped rear garden extending in excess of 100ft. The separate patio and decked areas sit alongside a manicured lawn and established borders to provide an idyllic setting for outdoor entertaining, family enjoyment and relaxation. A substantial garden room with adjoining store offers excellent flexibility as a home office, gym, studio or additional entertaining space. To the front, there is a driveway that boasts off street parking for multiple vehicles, as well as a double length garage. Ideally located within easy walking distance of Cassiobury Park, Watford Metropolitan Line Station and the area's highly regarded grammar schools, this outstanding home offers the perfect balance of tranquillity, convenience and lifestyle. The property is being offered to the market with no upper chain and an internal viewing is highly recommended to fully appreciate the quality, space and enviable location of this exceptional family home. EPC Rating: D ## Property Photos - ![Photo](/listings/photos/89917011/935804) - ![Photo](/listings/photos/89917011/935806) - ![Photo](/listings/photos/89917011/935807) - ![Photo](/listings/photos/89917011/935808) - ![Photo](/listings/photos/89917011/935809) - ![Photo](/listings/photos/89917011/935810) - ![Photo](/listings/photos/89917011/935812) - ![Photo](/listings/photos/89917011/935813) - ![Photo](/listings/photos/89917011/935814) - ![Photo](/listings/photos/89917011/935815) - ![Photo](/listings/photos/89917011/935816) - ![Photo](/listings/photos/89917011/935817) - ![Photo](/listings/photos/89917011/935818) - ![Photo](/listings/photos/89917011/935820) - ![Photo](/listings/photos/89917011/935821) - ![Photo](/listings/photos/89917011/935822) - ![Photo](/listings/photos/89917011/935823) - ![Photo](/listings/photos/89917011/935824) - ![Photo](/listings/photos/89917011/935825) - ![Photo](/listings/photos/89917011/935826) - ![Photo](/listings/photos/89917011/935827) - ![Photo](/listings/photos/89917011/935829) - ![Photo](/listings/photos/89917011/935830) - ![Photo](/listings/photos/89917011/935831) - ![Photo](/listings/photos/89917011/935832) - ![Photo](/listings/photos/89917011/935833) - ![Photo](/listings/photos/89917011/935834) - ![Photo](/listings/photos/89917011/935835) - ![Photo](/listings/photos/89917011/935836) - ![Photo](/listings/photos/89917011/935837) - ![Photo](/listings/photos/89917011/935838) - ![Photo](/listings/photos/89917011/935839) - ![Photo](/listings/photos/89917011/935840) - ![Photo](/listings/photos/89917011/935841) - ![Photo](/listings/photos/89917011/935842) - ![Photo](/listings/photos/89917011/935843) - ![Photo](/listings/photos/89917011/935844) - ![Photo](/listings/photos/89917011/935845) - ![Photo](/listings/photos/89917011/935846) - ![Photo](/listings/photos/89917011/935847) - ![Photo](/listings/photos/89917011/935848) - ![Photo](/listings/photos/89917011/935849) - ![Photo](/listings/photos/89917011/935850) - ![Photo](/listings/photos/89917011/935851) - ![Photo](/listings/photos/89917011/935852) - ![Photo](/listings/photos/89917011/935853) ## Floorplans - ![All](/listings/photos/89917011/935854) - All ## EPC Graphs - ![EPC 1](/listings/photos/89917011/935855) - EPC 1 ## FENSA Certificates This property has 1 FENSA certificate(s) on record. ### FENSA Certificate #8752898 - **Address:** 32 Cassiobury Drive, WATFORD, WD17 3AB - **Certificate Issued:** 19/03/2012 - **Work Completed:** 05/12/2011 - **Items:** 12 window(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 32 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AB | £460,000 | 24/10/2005 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 68 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AE | £375,000 | 18/08/2025 | Detached | | [Same street] 8 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AB | £491,666 | 12/10/2023 | Detached | | 21 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AA | £850,000 | 25/11/2022 | Detached | | 3 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AS | £1,390,000 | 01/09/2022 | Detached | | 55 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AD | £1,100,000 | 23/02/2022 | Detached | | 52 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AE | £1,625,000 | 28/01/2022 | Detached | | 72 HEMPSTEAD ROAD, WATFORD, HERTFORDSHIRE, WD17 4ER | £1,200,000 | 24/09/2021 | Detached | | [Same street] 30 CASSIOBURY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AB | £1,043,000 | 20/09/2021 | Detached | **Street average:** £767,333 (2 sales) **Area average:** £1,090,000 (6 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £1,020,636 (11 Detached, WD17, 2024–2026) - **Deviation:** +26.9% ## 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).* - **LHA floor (this property size):** £1,995/mo ## 1% Rule - **Rent ratio:** 0.14% (weak for cashflow) - **Max investor price (0.8%):** £226,750 - **Target investor price (1%):** £181,400 *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 Area rent estimate.* ## Price per Square Metre - **£/m²:** £6,641/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 2.7% - **10y growth:** 7.5% ## House Price Index (HM Land Registry) *Official index for Watford; Detached series; as of April 2026.* - **1y growth (index):** 1.2% - **5y growth (index):** 7% - **10y growth (index):** 22.8% ## 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)