# 2 bedroom terraced house for sale (WD24 5AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 CECIL STREET, WATFORD, HERTFORDSHIRE WD24 5AP |
| Price | £395,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £388,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 12/10/2035
- **Current heating cost:** £1,007/year
- **Est. upgrade cost to C:** £26,800

### Recommendations
- A2 (£900 - £1,200)
- 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/6835-9520-4509-0867-5292)

## Description

A beautifully presented mid-terraced Victorian house, ideally located within walking distance of Watford Junction station. The property offers two well-proportioned bedrooms, with the bathroom accessed via the second bedroom, and is finished to a high standard throughout.

The home features a bright and inviting living space, a modern fitted kitchen, and a stylish bathroom. Outside, there is a private rear garden providing an excellent space for relaxation or entertaining. This property combines period character with modern finishes and is perfectly situated for commuters and first-time buyers alike. Early viewing is recommended.

**Front Garden: **Brick wall and wrought iron gate enclosed with sandstone patio (currently used as bin storage), steps onto double glazed front door to:-

**Living Room: **4.19m x 3.40m (13'9" x 11'2"), Large double glazed box bay window to front ensuring lots of light, solid Oak flooring, single radiator, feature fireplace with cast iron surround and stone hearth, coved ceiling, Open Reach telephone and internet points, T.V and satellite television points, panel door to:-

**Inner Lobby: **Staircase offering access to first floor landing, panel door to:-

**Dining Room: **3.43m x 3.40m (11'3" x 11'2"), Continued solid Oak flooring from the living room, panel door to understairs storage cupboard containing consumer unit and meters, alcove storage cupboard with doors, wall mounted thermostat, double glazed window overlooking the rear garden with single radiator below, shelving unit, part tongue and groove wall covering, coved ceiling, glazed panel door to:-

**Kitchen: **3.96m x 2.16m (12'12" x 7'1"), Fitted with a comprehensive range of Cottage style wall, base and drawer units, with ample square edge solid wood work surfaces, inset single bowl ceramic sink with single drainer and black country style mixer taps, integrated eye level electric oven with fitted microwave over, inset 4 burner induction hob, plumbing for automatic washing machine, integrated full width dishwasher, tiled floor, dual aspect UPVC double glazed windows to side and rear and further UPVC double glazed door giving access to rear garden.

**Landing: **Doors offering access to bedrooms one and two, access to loft storage facility.

**Bedroom One: **3.40m x 3.35m (11'2" x 11'), Large double glazed window to front with large single radiator below, feature fireplace with wooden mantle, overstairs storage cupboard, coved ceiling, carpet flooring.

**Bedroom Two: **3.43m x 3.40m (11'3" x 11'2"), Another good size double bedroom benefitting feature fireplace with wooden surround and mantle, large double glazed window overlooking the rear garden, coved ceiling, double radiator, panel door to:-

**Family Bathroom: **3.71m x 2.03m (12'2" x 6'8"), Restricted head height due to eaves.  Stunning recently fitted three piece white suite comprising panel enclosed bath with mixer taps, small mounted thermostatic shower and crittall style glazed screen, Victorian style vanity mounted wash hand basin with chrome mixer tap, low flush push button W.C, feature courtesy LED lighting, bespoke fitted shelf storage, Victorian style patterned tiled floor and metro brick effect tiled bath surround, wall mounted chrome heated towel rail, double glazed obscured glass window to side.

**Rear Garden: **A beautifully presented rear garden benefitting raised decking area, sandstone pathway to rear secondary seating area, well maintained lawn with flower beds (containing an assortment of mature shrubs and plants) either side and well fence panel enclosed, a sunny and private enclosed rear garden.

## Property Photos

- ![External](/listings/photos/167411024/1869246) - External
- ![Living Room](/listings/photos/167411024/1869247) - Living Room
- ![Dining Room](/listings/photos/167411024/1869248) - Dining Room
- ![kitchen](/listings/photos/167411024/1869249) - kitchen
- ![Bedroom One](/listings/photos/167411024/1869250) - Bedroom One
- ![Bed one cont](/listings/photos/167411024/1869251) - Bed one cont
- ![Bedroom Two](/listings/photos/167411024/1869252) - Bedroom Two
- ![Bed Two cont](/listings/photos/167411024/1869253) - Bed Two cont
- ![Family Bathroom](/listings/photos/167411024/1869254) - Family Bathroom
- ![Bathroom cont](/listings/photos/167411024/1869255) - Bathroom cont
- ![Rear Garden](/listings/photos/167411024/1869256) - Rear Garden
- ![Rear External](/listings/photos/167411024/1869257) - Rear External

## Floorplans

- ![Floor Plan](/listings/photos/167411024/1869258) - Floor Plan

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #2042479
- **Address:** 40 Cecil Street, Watford, WD24 5AP
- **Certificate Issued:** 14/09/2004
- **Work Completed:** 20/08/2004
- **Items:** 11 window(s), 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £388,000 | 09/03/2026 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £336,500 | 28/02/2022 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £185,000 | 25/09/2009 | Terraced |
| 40 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £88,500 | 04/11/1999 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 81A CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS | £310,000 | 19/11/2025 | Terraced |
| 102 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW | £450,000 | 31/07/2025 | Terraced |
| 53 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £406,000 | 28/02/2025 | Terraced |
| 16 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AW | £310,000 | 20/12/2023 | Terraced |
| 95 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £330,000 | 19/12/2023 | Terraced |
| [Same street] 80 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £337,250 | 04/12/2023 | Terraced |
| 21 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN | £345,000 | 01/12/2023 | Terraced |
| 41 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS | £333,000 | 20/11/2023 | Terraced |
| 46 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £416,567 | 25/08/2023 | Terraced |
| 51 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £353,000 | 10/08/2023 | Terraced |
| 11 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £375,000 | 07/07/2023 | Terraced |
| 107 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £380,000 | 16/06/2023 | Terraced |
| 63 VICTORIA ROAD, WATFORD, HERTFORDSHIRE, WD24 5AY | £435,000 | 09/06/2023 | Terraced |
| 94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £330,000 | 30/05/2023 | Terraced |
| 94 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AU | £330,000 | 30/05/2023 | Terraced |
| 40 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BP | £340,000 | 26/05/2023 | Terraced |
| 137 JUDGE STREET, WATFORD, HERTFORDSHIRE, WD24 5AN | £345,000 | 17/04/2023 | Terraced |
| 103 REGENT STREET, WATFORD, HERTFORDSHIRE, WD24 5AT | £408,000 | 01/12/2022 | Terraced |
| 69 RIDGE STREET, WATFORD, HERTFORDSHIRE, WD24 6BL | £495,000 | 28/11/2022 | Terraced |
| [Same street] 144 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £370,000 | 24/11/2022 | Terraced |
| 237A ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD24 5BQ | £552,500 | 31/10/2022 | Terraced |
| 67 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AS | £395,000 | 28/10/2022 | Terraced |
| [Same street] 64 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £373,000 | 05/08/2022 | Terraced |
| [Same street] 76 CECIL STREET, WATFORD, HERTFORDSHIRE, WD24 5AP | £365,000 | 01/07/2022 | Terraced |

**Street average:** £361,313 (4 sales)
**Area average:** £381,953 (20 sales)

## Price vs local average

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

- **Local average:** £436,647 (17 Terraced, WD24, 2024–2026)
- **Deviation:** -9.5%

## 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).*

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

## 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, Hatfield Road, WD24 | £1,850/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Park Road, WD17 | £1,500/mo | 2 | 0.41 miles | OpenRent |

**Average rent: £1,675/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £209,375
- **Target investor price (1%):** £167,500

*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 £1,675/mo).*

- **Gross yield:** 5.1%
- **Cost-to-rent:** 19.7×
- **Monthly cashflow:** £-73/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.8%

*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).*

## Price per Square Metre

- **£/m²:** £5,643/m²

## Capital growth trend

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

- **5y growth:** 8.8%
- **10y growth:** 20.3%

## House Price Index (HM Land Registry)

*Official index for Watford; Terraced series; as of May 2026.*

- **1y growth (index):** 3.9%
- **5y growth (index):** 7.7%
- **10y growth (index):** 23.5%

## 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)