# 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 |
| Last sold | £245,000 Feb 2025 |

## 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.*

## 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)