# 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 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 |
| CONWAY COURT, 2 FLAT 27 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £397,000 | 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 65 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £407,400 | 07/10/2022 | Flat |
| CONWAY COURT, 2 FLAT 2 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £277,000 | 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 62 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £412,230 | 05/08/2022 | Flat |
| CONWAY COURT, 2 FLAT 51 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £403,770 | 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 23 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £280,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 6 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £270,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 47 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £282,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 14 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £279,000 | 29/07/2022 | Flat |
| CONWAY COURT, 2 FLAT 48 MARRI STREET, WATFORD, HERTFORDSHIRE, WD24 5GA | £285,500 | 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:** £340,001 (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)