Sold STC House

13 UPPER HEATH ROAD

ST ALBANS, HERTFORDSHIRE AL1 4DN

4 beds 2 baths 137 m² Listed 14 Jul 2025 (-383d)

£1,000,000

Guide Price

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# 4 bedroom house for sale (AL1 4DN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE AL1 4DN |
| Price | £1,000,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Council tax | F |
| Last sold | £975,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 13/07/2035
- **Current heating cost:** £2,240/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/0330-2224-2530-2795-6271)

## Description

This tastefully extended period residence offers over 1,500 sq ft of beautifully appointed living space, with the heart of the home being a stunning, light-filled kitchen/dining room, a truly impressive space designed for both everyday living and entertaining. Complementing the ground floor is an elegant bay-fronted lounge, an additional versatile reception room, and a stylish cloakroom, all finished to a high standard. Upstairs, the first floor presents four generously proportioned bedrooms, including a luxurious principal suite with a contemporary en-suite bathroom, alongside a spacious and well-appointed family bathroom. Outside, the property enjoys a good-sized, secluded rear garden with a desirable westerly aspect, beautifully stocked with a variety of mature plants, shrubs, and trees. Two patio areas and gated side access complete this delightful home.

EPC Rating: E 52

Council Tax Band: F

## Property Photos

- ![Picture No. 37](/listings/photos/164494262/1563804) - Picture No. 37
- ![Picture No. 11](/listings/photos/164494262/1563805) - Picture No. 11
- ![Picture No. 30](/listings/photos/164494262/1563806) - Picture No. 30
- ![Picture No. 08](/listings/photos/164494262/1563807) - Picture No. 08
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- ![Picture No. 15](/listings/photos/164494262/1563809) - Picture No. 15
- ![Picture No. 14](/listings/photos/164494262/1563810) - Picture No. 14
- ![Picture No. 29](/listings/photos/164494262/1563811) - Picture No. 29
- ![Picture No. 20](/listings/photos/164494262/1563812) - Picture No. 20
- ![Picture No. 24](/listings/photos/164494262/1563813) - Picture No. 24
- ![Picture No. 19](/listings/photos/164494262/1563814) - Picture No. 19
- ![Picture No. 27](/listings/photos/164494262/1563815) - Picture No. 27
- ![Picture No. 10](/listings/photos/164494262/1563816) - Picture No. 10
- ![Picture No. 22](/listings/photos/164494262/1563817) - Picture No. 22
- ![Picture No. 25](/listings/photos/164494262/1563818) - Picture No. 25
- ![Picture No. 21](/listings/photos/164494262/1563819) - Picture No. 21
- ![Picture No. 18](/listings/photos/164494262/1563820) - Picture No. 18
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- ![Picture No. 09](/listings/photos/164494262/1563822) - Picture No. 09
- ![Picture No. 33](/listings/photos/164494262/1563823) - Picture No. 33

## Floorplans

- ![Picture No. 01](/listings/photos/164494262/1563824) - Picture No. 01

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/164494262/1563825) - EPC Rating Graph

## FENSA Certificates

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

### FENSA Certificate #14792020
- **Address:** 13 Upper Heath Road, ST. ALBANS, AL1 4DN
- **Certificate Issued:** 19/09/2021
- **Work Completed:** 26/08/2021
- **Items:** 2 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £975,000 | 16/01/2026 | Terraced |
| 13 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £856,000 | 13/11/2018 | 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 |
|---------|-------|------|------|
| [Same street] 39 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £525,000 | 27/03/2025 | Terraced |
| [Same street] 5 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £710,000 | 14/12/2022 | Semi-detached |
| [Same street] 14 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £498,000 | 09/12/2022 | Terraced |
| [Same street] 7 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £738,000 | 25/10/2022 | Semi-detached |
| [Same street] 2 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £1,007,250 | 23/08/2022 | Detached |
| [Same street] 1 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £585,000 | 09/08/2022 | Terraced |
| [Same street] 19 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £558,120 | 09/08/2022 | Terraced |
| [Same street] 26 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £1,333,000 | 02/08/2022 | Detached |
| [Same street] 20 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £605,000 | 04/05/2022 | Terraced |
| [Same street] 3 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £550,000 | 18/01/2022 | Detached |
| [Same street] 12 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN | £580,000 | 29/10/2021 | Semi-detached |

**Street average:** £699,034 (11 sales)

## Price vs local average

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

- **Local average:** £576,000 (8 Other, AL1, 2024–2026)
- **Deviation:** +73.6%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,296/mo

## 1% Rule

- **Rent ratio:** 0.19% (weak for cashflow)
- **Max investor price (0.8%):** £241,375
- **Target investor price (1%):** £193,100

*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:** £7,299/m²

## Capital growth trend

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

- **5y growth:** -88.3%
- **10y growth:** -15.2%

## House Price Index (HM Land Registry)

*Official index for St Albans; All dwelling types series; as of April 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 12.5%
- **10y growth (index):** 19%

## 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)

Picture No. 37 Picture No. 11 Picture No. 30 Picture No. 08 Picture No. 12 Picture No. 15 Picture No. 14 Picture No. 29 Picture No. 20 Picture No. 24 Picture No. 19 Picture No. 27 Picture No. 10 Picture No. 22 Picture No. 25 Picture No. 21 Picture No. 18 Picture No. 28 Picture No. 09 Picture No. 33

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Property details

Tenure

FREEHOLD

Floor area

137 m²

Council tax band

EPC rating

Last sold

£975,000 Jan 2026

Price per m²

£7,299/m²

Local average

£576,000 (+73.6%)

Deprivation

Decile 10 (32,027 of 33,755)

Street crime

330 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

A DISTINGUISHED and IMMACULATELY PRESENTED character residence, offering expansive and elegantly appointed living spaces. Nestled on Upper Heath Road, one of Bernards Heath’s most PRESTIGIOUS and EXCLUSIVE NO-THROUGH ROADS, this exceptional home enjoys a TRANQUIL SETTING with the added benefit of residents’ parking.

This tastefully extended period residence offers over 1,500 sq ft of beautifully appointed living space, with the heart of the home being a stunning, light-filled kitchen/dining room, a truly impressive space designed for both everyday living and entertaining. Complementing the ground floor is an elegant bay-fronted lounge, an additional versatile reception room, and a stylish cloakroom, all finished to a high standard. Upstairs, the first floor presents four generously proportioned bedrooms, including a luxurious principal suite with a contemporary en-suite bathroom, alongside a spacious and well-appointed family bathroom. Outside, the property enjoys a good-sized, secluded rear garden with a desirable westerly aspect, beautifully stocked with a variety of mature plants, shrubs, and trees. Two patio areas and gated side access complete this delightful home.

EPC Rating: E 52
Council Tax Band: F

Listed by

St Albans

Collinson Hall

Reference: 164494262

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: C

Inspection date: 14/07/2025

Expiry date: 13/07/2035

Current heating cost: £2,240/year

Potential heating cost: £1,397/year

Est. upgrade cost to C: £25,750

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

50 mm internal or external wall insulation (£7,500 - £11,000)
Floor insulation (suspended floor) (£5,000 - £10,000)
Solar photovoltaic panels, 2.5 kWp (£8,000 - £10,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Picture No. 01

EPC Graphs

EPC Rating Graph

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #14792020 Recent

Property Details

Street: 13 Upper Heath Road

Town: ST. ALBANS

Postcode: AL1 4DN

Installation Details

Items: 2 doors

Certificate Issued: 19/09/2021

Work Completed: 26/08/2021

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

14% since 2018

Event	Date	Price	% change
Sold	16/01/2026 (6 months ago)	£975,000	+13.9%
Sold	13/11/2018 (7 years ago)	£856,000	—

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
Same street 39 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£525,000	27/03/2025	Terraced
Same street 5 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£710,000	14/12/2022	Semi-detached
Same street 14 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£498,000	09/12/2022	Terraced
Same street 7 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£738,000	25/10/2022	Semi-detached
Same street 2 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£1,007,250	23/08/2022	Detached
Same street 1 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£585,000	09/08/2022	Terraced
Same street 19 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£558,120	09/08/2022	Terraced
Same street 26 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£1,333,000	02/08/2022	Detached
Same street 20 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£605,000	04/05/2022	Terraced
Same street 3 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£550,000	18/01/2022	Detached
Same street 12 UPPER HEATH ROAD, ST ALBANS, HERTFORDSHIRE, AL1 4DN	£580,000	29/10/2021	Semi-detached

Street average: £699,034 (11 sales)

Capital growth trend

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

5y growth -88.3%

10y growth -15.2%

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

1y (index) 1.7%

5y (index) 12.5%

10y (index) 19%

Rental Range

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

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → St Albans.

LHA (30th percentile) floor for Bedford: £1,296/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View AL1 4DN

Nearby

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

Type	Name	Distance
Shop	Londis	0.1 miles
Bus stop	Boundary Road	0.1 miles
Shop	Wilde About Hair	0.5 miles
Train station	St Albans City	0.7 miles
Train station	St Albans Abbey	1.3 miles
University	Unknown	3.6 miles
University	University of Hertfordshire	6.5 miles
Hospital	Watford General Hospital	8.4 miles
Hospital	Luton and Dunstable Hospital	11.3 miles

Street-level crime

Category	Count
Violence and sexual offences	82
Anti-social behaviour	81
Other theft	34
Criminal damage and arson	27
Vehicle crime	22
Public order	17
Drugs	16
Shoplifting	15
Burglary	13
Robbery	6
Bicycle theft	5
Other crime	4
Possession of weapons	4
Theft from the person	4
Total incidents	330

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. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Bernards Heath Infant and Nursery School	Primary	0.1 miles	Good — 14 Nov 2011
Bernards Heath Junior School	Primary	0.3 miles	Good — 29 Jan 2024
Heathlands School	Other	0.3 miles	Outstanding — 6 Nov 2017
St Albans High School for Girls	Other	0.3 miles	— (No rating)
Maple Primary School	Primary	0.4 miles	Good — 22 Nov 2021

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.19%

Max investor price (0.8%) £241,375

Target investor price (1%) £193,100

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).