Sold STC Not Specified

FLAT 15

CLEMENTS COURT, 14 - 20, SHEEPCOT LANE, WATFORD, HERTFORDSHIRE WD25 0DD

2 beds 1 baths 840 sq ft Listed 11 Mar 2024 (-831d)

£250,000

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# 2 bedroom property for sale (WD25 0DD)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 15, CLEMENTS COURT, 14 - 20, SHEEPCOT LANE, WATFORD, HERTFORDSHIRE WD25 0DD |
| Price | £250,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 78 m² |
| Last sold | £245,000 Feb 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Expiry date:** 11/03/2034
- **Current heating cost:** £197/year
- **Est. upgrade cost to C:** £1,540

### Recommendations
- E (£40)
- L2 (£1,200 - £1,800)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9421-3035-6207-2664-8200)

## Description

Larger than average 2 double bedroom top floor in good condition.

Set on the top (2nd) floor, this bright flat has no adjoining side neighbours and benefits from lift access.

The property boasts; 2 double bedrooms, large living room, family bathroom, modern kitchen, additional dining room area (unique to this flat) and large storage cupboard.

The block benefits from expansive communal gardens, communal living room, laundry room and non-allocated off street parking.

Due to its brilliant location; this second floor flat is in close proximity to excellent schools, has easy access to the major road links of the M1 & M25 and is only a short distance to all local amenities.

Lease Expires - 01/04/2129

Service Charge - £2,622.03 per half year

Service Charge Review Period - TBC

Ground Rent - £500 per year

Ground Rent Review Period - TBC

Council Tax Band - E (Watford)

## Property Photos

- ![Exterior](/listings/photos/145606742/224868) - Exterior
- ![Kitchen](/listings/photos/145606742/224869) - Kitchen
- ![Living Room](/listings/photos/145606742/224870) - Living Room
- ![Bedroom 1](/listings/photos/145606742/224871) - Bedroom 1
- ![Dining Area](/listings/photos/145606742/224872) - Dining Area
- ![Garden](/listings/photos/145606742/224873) - Garden
- ![Bedroom 2](/listings/photos/145606742/224874) - Bedroom 2
- ![Shower Room](/listings/photos/145606742/224875) - Shower Room
- ![Pagoda](/listings/photos/145606742/224876) - Pagoda

## Floorplans

- ![Floorplan](/listings/photos/145606742/224877) - Floorplan

## EPC Graphs

- ![EPC Front Page](/listings/photos/145606742/224878) - EPC Front Page
- ![EPC 2](/listings/photos/145606742/224879) - EPC 2

## Sales History

*Recorded sales for this property. Data from Land Registry Price Paid.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| CLEMENTS COURT, 14 - 20 FLAT 15 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £245,000 | 25/02/2025 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 15 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £275,000 | 26/05/2017 | Flat |
| CLEMENTS COURT, 14 - 20 FLAT 15 SHEEPCOT LANE, WATFORD, HERTFORDSHIRE, WD25 0DD | £228,000 | 05/11/2013 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG | £130,000 | 31/08/2023 | Other |

**Area average:** £130,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £272,500 (2 Other, WD25, 2024–2026)
- **Deviation:** -8.3%

## Rental Range

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

- **Low:** £1,630/mo
- **Realistic:** £1,811/mo
- **Optimistic:** £1,992/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.72% (weak for cashflow)
- **Max investor price (0.8%):** £226,375
- **Target investor price (1%):** £181,100

*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:** £3,205/m²

## House Price Index (HM Land Registry)

*Official index for Watford; All dwelling types series; as of March 2026.*

- **1y growth (index):** -5.1%
- **5y growth (index):** 1.2%
- **10y growth (index):** 15%

## 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)

Exterior Kitchen Living Room Bedroom 1 Dining Area Garden Bedroom 2 Shower Room Pagoda

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Property details

Tenure

LEASEHOLD

Floor area

78 m²

EPC rating

Year built

England and Wales: 2003-2006

Last sold

£245,000 Feb 2025

Price per m²

£3,205/m²

Local average

£272,500 (-8.3%)

Deprivation

Decile 9 (28,298 of 33,755)

Street crime

272 incidents within 1 mile (Apr 2026)

Key features

2 double bedroom retirement flat
First Floor Flat
Additional dining area
Large living room
Lift Access
Family Bathroom and Modern Kitchen
Large storage cupboard
Communal gardens and living room
Long Lease
*** Chain Free Sale ***

Additional details

Parking: Off street

Description

Larger than average 2 double bedroom top floor in good condition.

Set on the top (2nd) floor, this bright flat has no adjoining side neighbours and benefits from lift access.

The property boasts; 2 double bedrooms, large living room, family bathroom, modern kitchen, additional dining room area (unique to this flat) and large storage cupboard.

The block benefits from expansive communal gardens, communal living room, laundry room and non-allocated off street parking.

Due to its brilliant location; this second floor flat is in close proximity to excellent schools, has easy access to the major road links of the M1 & M25 and is only a short distance to all local amenities.

Lease Expires - 01/04/2129
Service Charge - £2,622.03 per half year
Service Charge Review Period - TBC
Ground Rent - £500 per year
Ground Rent Review Period - TBC
Council Tax Band - E (Watford)

Listed by

Garston

Claytons Estate Agents

Reference: 145606742

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 12/03/2024

Expiry date: 11/03/2034

Current heating cost: £197/year

Potential heating cost: £168/year

Est. upgrade cost to C: £1,540

Recommendations

Low energy lighting for all fixed outlets (£40)
High heat retention storage heaters (£1,200 - £1,800)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

EPC Graphs

EPC Front Page

EPC 2

Price history

7% since 2013

Event	Date	Price	% change
Sold	25/02/2025 (1 year ago)	£245,000	-10.9%
Sold	26/05/2017 (9 years ago)	£275,000	+20.6%
Sold	05/11/2013 (12 years ago)	£228,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

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

Address	Price	Date	Type
17 BEKEN COURT, WATFORD, HERTFORDSHIRE, WD25 9PG	£130,000	31/08/2023	Other

Area average: £130,000 (1 sale)

Capital growth trend

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

1y (index) -5.1%

5y (index) 1.2%

10y (index) 15%

Rental Range

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

Low £1,630/mo

Realistic £1,811/mo

Optimistic £1,992/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD25 0DD

Address

Garston, Watford, Hertfordshire, England, WD25 0AF, United Kingdom

Nearby

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

Type	Name	Distance
Bus stop	St Albans Road	0.0 miles
Shop	Exclusive Autos	0.1 miles
Shop	Essence Autos	0.1 miles
Train station	Garston	0.4 miles
Train station	Watford North	0.9 miles
Hospital	Watford General Hospital	2.7 miles
University	John Scales Centre for Biomedical Engineering	5.0 miles
University	The Elstree UTC	5.9 miles

Street-level crime

Category	Count
Violence and sexual offences	93
Anti-social behaviour	59
Other theft	34
Vehicle crime	23
Criminal damage and arson	17
Public order	17
Burglary	7
Drugs	6
Shoplifting	5
Other crime	4
Robbery	4
Bicycle theft	2
Theft from the person	1
Total incidents	272

Within 1 mile during Apr 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
Stanborough Primary School	Other	0.1 miles	Good — 10 Sep 2024
Stanborough Secondary School	Other	0.2 miles	— (No rating)
Kingswood Nursery School	Nursery	0.4 miles	Outstanding — 17 May 2017
The Grove Academy	Primary	0.4 miles	Requires improvement — 27 Feb 2023
Parkgate Infants' and Nursery School	Primary	0.6 miles	Good — 26 Nov 2014

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.72%

Max investor price (0.8%) £226,375

Target investor price (1%) £181,100

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).