For sale Flat

39B

COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE WD24 5DY

1 beds 1 baths 474 sq ft Listed 29 Jun 2026 (-62d)

£225,000

Guide Price

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# 1 bedroom flat for sale (WD24 5DY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 39B, COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE WD24 5DY |
| Price | £225,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 44 m² |
| Last sold | £179,000 Jan 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 10/05/2033
- **Current heating cost:** £865/year
- **Est. upgrade cost to C:** £3,375

### Recommendations
- A2 (£850 - £1,500)
- B (£500 - £1,500)
- O3 (£1,000 - £1,400)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0380-2249-1250-2697-4611)

## Description

CHAIN FREE- A first floor maisonette, situated within 0.5 miles of Watford Junction offered for sale with no service charge or ground rent, a share of freehold and along lease. The property benefits from gas central heating, high ceilings, courtyard garden and own gated parking space. It briefly comprises: Private entrance with stairs to lounge diner. Fitted kitchen with white goods. Bathroom with shower enclosure. Large double bedroom with dual aspect windows. Located within easy access to amenities, restaurants, bus routes and train services. Call Belvoir today to arrange an internal viewing.

EPC rating: D. Tenure: Leasehold,

## Property Photos

- ![Photo](/listings/photos/90269448/2112357)
- ![Photo](/listings/photos/90269448/2112358)
- ![Photo](/listings/photos/90269448/2112361)
- ![Photo](/listings/photos/90269448/2112362)
- ![Photo](/listings/photos/90269448/2112363)
- ![Photo](/listings/photos/90269448/2112366)
- ![Photo](/listings/photos/90269448/2112367)
- ![Photo](/listings/photos/90269448/2112368)

## Floorplans

- ![Floorplan](/listings/photos/90269448/2112369) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 39B COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £179,000 | 08/01/2015 | 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 |
|---------|-------|------|------|
| [Same street] 29 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £420,000 | 07/11/2025 | Terraced |
| [Same street] COPSEWOOD LODGE, 1A FLAT 5 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £217,500 | 27/09/2024 | Flat |
| [Same street] 95 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £429,000 | 31/05/2024 | Terraced |
| [Same street] COPSEWOOD LODGE, 1A FLAT 1 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £335,000 | 30/11/2023 | Flat |
| [Same street] 49 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £395,000 | 29/09/2023 | Terraced |
| CONWAY COURT, 2 FLAT 16 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £278,000 | 15/12/2022 | Flat |
| CONWAY COURT, 2 FLAT 35 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £405,000 | 25/11/2022 | Flat |
| CONWAY COURT, 2 FLAT 43 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £403,000 | 24/11/2022 | Flat |
| CONWAY COURT, 2 FLAT 27 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £397,000 | 04/11/2022 | Flat |
| CONWAY COURT, 2 FLAT 3 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £389,624 | 04/11/2022 | Flat |
| CONWAY COURT, 2 FLAT 12 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £394,490 | 04/11/2022 | Flat |
| [Same street] 47 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £314,000 | 28/10/2022 | Terraced |
| CONWAY COURT, 2 FLAT 57 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £407,000 | 27/10/2022 | Flat |
| LEAVESDEN LODGE, 1A FLAT 10 LEAVESDEN ROAD, WATFORD, HERTFORDSHIRE, WD24 5FR | £260,000 | 24/10/2022 | Flat |
| [Same street] 57 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £410,000 | 14/10/2022 | Terraced |
| [Same street] 45 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £410,000 | 12/10/2022 | Terraced |
| CONWAY COURT, 2 FLAT 2 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £277,000 | 07/10/2022 | Flat |
| CONWAY COURT, 2 FLAT 65 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £407,400 | 07/10/2022 | Flat |
| [Same street] 25 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £405,000 | 30/09/2022 | Terraced |
| CONWAY COURT, 2 FLAT 7 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £275,000 | 27/09/2022 | Flat |
| CONWAY COURT, 2 FLAT 36 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £407,000 | 02/09/2022 | Flat |
| [Same street] 47 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £337,000 | 23/08/2022 | Terraced |
| CONWAY COURT, 2 FLAT 51 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £403,770 | 05/08/2022 | Flat |
| CONWAY COURT, 2 FLAT 62 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £412,230 | 05/08/2022 | Flat |
| CONWAY COURT, 2 FLAT 46 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £287,000 | 01/08/2022 | Flat |
| CONWAY COURT, 2 FLAT 48 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £285,500 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 61 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £407,100 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 30 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £281,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 44 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £404,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 23 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £280,000 | 29/07/2022 | Flat |
| [Same street] 61 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £435,000 | 18/07/2022 | Terraced |
| [Same street] 33 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY | £355,000 | 31/08/2021 | Terraced |

**Street average:** £371,875 (12 sales)
**Area average:** £353,056 (20 sales)

## Price vs local average

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

- **Local average:** £220,611 (18 Flat, WD24, 2024–2026)
- **Deviation:** +2%

## Rental Range

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

- **Low:** £1,641/mo
- **Realistic:** £1,823/mo
- **Optimistic:** £2,005/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| Studio Flat, Leavesden Road, WD24 | £1,100/mo | 1 | 0.24 miles | OpenRent |
| 1 Bed End Terrace, Acme Road, WD24 | £1,300/mo | 1 | 0.28 miles | OpenRent |
| 1 Bed Flat, College Yard, WD24 | £1,300/mo | 1 | 0.32 miles | OpenRent |
| 1 Bed Flat, Norbury Avenue, WD24 | £1,350/mo | 1 | 0.44 miles | OpenRent |

**Average rent: £1,263/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.58% (weak for cashflow)
- **Max investor price (0.8%):** £162,500
- **Target investor price (1%):** £130,000

*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 £1,300/mo).*

- **Gross yield:** 6.9%
- **Cost-to-rent:** 14.4×
- **Monthly cashflow:** £259/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 4.8%

*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:** £5,114/m²

## Capital growth trend

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

- **5y growth:** -21.7%
- **10y growth:** -4.9%

## House Price Index (HM Land Registry)

*Official index for Watford; Flats and maisonettes series; as of May 2026.*

- **1y growth (index):** 0%
- **5y growth (index):** -3.5%
- **10y growth (index):** 5.8%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

44 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£179,000 Jan 2015

Price per m²

£5,114/m²

Local average

£220,611 (+2%)

Deprivation

Decile 5 (16,477 of 33,755)

Street crime

546 incidents within 1 mile (Jun 2026)

Key features

CHAIN FREE
LONG LEASE
N0 SERVICE CHARGE OR GROUND RENT
SHARE OF FREEHOLD
OWN GARDEN
OWN PARKING SPACE
CLOSE TO WATFORD JUNCTION
IDEAL FOR FIRST TIME BUYERS

Additional details

Heating: Double glazing, Gas central
Parking: Driveway
Garden: Yes
Listed property: No

Description

Listed by

Watford

The Property Franchise Group

Reference: 90269448

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: C

Inspection date: 11/05/2023

Expiry date: 10/05/2033

Current heating cost: £865/year

Potential heating cost: £558/year

Est. upgrade cost to C: £3,375

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

Recommendations

Flat roof or sloping ceiling insulation (£850 - £1,500)
Cavity wall insulation (£500 - £1,500)
Replacement glazing units (£1,000 - £1,400)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~110 m² (0.03 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Listed for sale	—	£225,000	+25.7%
Sold	08/01/2015 (11 years ago)	£179,000	—

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 29 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£420,000	07/11/2025	Terraced
Same street COPSEWOOD LODGE, 1A FLAT 5 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£217,500	27/09/2024	Flat
Same street 95 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£429,000	31/05/2024	Terraced
Same street COPSEWOOD LODGE, 1A FLAT 1 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£335,000	30/11/2023	Flat
Same street 49 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£395,000	29/09/2023	Terraced
CONWAY COURT, 2 FLAT 16 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£278,000	15/12/2022	Flat
CONWAY COURT, 2 FLAT 35 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£405,000	25/11/2022	Flat
CONWAY COURT, 2 FLAT 43 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£403,000	24/11/2022	Flat
CONWAY COURT, 2 FLAT 27 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£397,000	04/11/2022	Flat
CONWAY COURT, 2 FLAT 3 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£389,624	04/11/2022	Flat
CONWAY COURT, 2 FLAT 12 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£394,490	04/11/2022	Flat
Same street 47 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£314,000	28/10/2022	Terraced
CONWAY COURT, 2 FLAT 57 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£407,000	27/10/2022	Flat
LEAVESDEN LODGE, 1A FLAT 10 LEAVESDEN ROAD, WATFORD, HERTFORDSHIRE, WD24 5FR	£260,000	24/10/2022	Flat
Same street 57 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£410,000	14/10/2022	Terraced
Same street 45 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£410,000	12/10/2022	Terraced
CONWAY COURT, 2 FLAT 2 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£277,000	07/10/2022	Flat
CONWAY COURT, 2 FLAT 65 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£407,400	07/10/2022	Flat
Same street 25 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£405,000	30/09/2022	Terraced
CONWAY COURT, 2 FLAT 7 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£275,000	27/09/2022	Flat
CONWAY COURT, 2 FLAT 36 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£407,000	02/09/2022	Flat
Same street 47 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£337,000	23/08/2022	Terraced
CONWAY COURT, 2 FLAT 51 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£403,770	05/08/2022	Flat
CONWAY COURT, 2 FLAT 62 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£412,230	05/08/2022	Flat
CONWAY COURT, 2 FLAT 46 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£287,000	01/08/2022	Flat
CONWAY COURT, 2 FLAT 48 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£285,500	29/07/2022	Flat
CONWAY COURT, 2 FLAT 61 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£407,100	29/07/2022	Flat
CONWAY COURT, 2 FLAT 30 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£281,000	29/07/2022	Flat
CONWAY COURT, 2 FLAT 44 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£404,000	29/07/2022	Flat
CONWAY COURT, 2 FLAT 23 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA	£280,000	29/07/2022	Flat
Same street 61 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£435,000	18/07/2022	Terraced
Same street 33 COPSEWOOD ROAD, WATFORD, HERTFORDSHIRE, WD24 5DY	£355,000	31/08/2021	Terraced

Street average: £371,875 (12 sales)

Area average: £353,056 (20 sales)

Capital growth trend

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

5y growth -21.7%

10y growth -4.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Watford. Series: Flats and maisonettes. As of May 2026.

1y (index) 0%

5y (index) -3.5%

10y (index) 5.8%

Rental Range

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

Low £1,641/mo

Realistic £1,823/mo

Optimistic £2,005/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) floor for South West Herts: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD24 5DY

Nearby

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

Type	Name	Distance
Shop	Unknown	0.1 miles
Shop	Master Fade	0.1 miles
Bus stop	Church Road	0.1 miles
Bus stop	Brixton Road	0.1 miles
Train station	Watford Junction	0.3 miles
Train station	Watford North	0.7 miles
Hospital	Watford General Hospital	1.3 miles
University	Middlesex University	8.5 miles
University	Flood Hazard Research Centre	8.5 miles

Street-level crime

Category	Count
Violence and sexual offences	145
Anti-social behaviour	125
Shoplifting	52
Other theft	46
Criminal damage and arson	33
Public order	33
Drugs	26
Bicycle theft	20
Vehicle crime	19
Burglary	11
Other crime	10
Possession of weapons	9
Robbery	9
Theft from the person	8
Total incidents	546

Within 1 mile during Jun 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
Nascot Wood Infant and Nursery School	Primary	0.4 miles	Good — 11 Dec 2023
Nascot Wood Junior School	Primary	0.5 miles	Outstanding — 29 Nov 2023
Parkgate Junior School	Primary	0.6 miles	Outstanding — 18 Jul 2018
Lanchester Primary School	Primary	0.6 miles	Good — 27 Sep 2019
West Herts College	Other	0.6 miles	— (No rating)

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
Studio Flat, Leavesden Road, WD24	£1,100/mo	1	0.24 miles	OpenRent
1 Bed End Terrace, Acme Road, WD24	£1,300/mo	1	0.28 miles	OpenRent
1 Bed Flat, College Yard, WD24	£1,300/mo	1	0.32 miles	OpenRent
1 Bed Flat, Norbury Avenue, WD24	£1,350/mo	1	0.44 miles	OpenRent

Average rent: £1,263/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.58%

Max investor price (0.8%) £162,500

Target investor price (1%) £130,000

Gross yield 6.9%

Cost-to-rent ratio 14.4×

Monthly cashflow £259/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 4.8%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).