# 4 bedroom detached house for sale (CM23 5LE) ## Property Details | Key | Value | |-----|-------| | Address | 10 BOUNDARY ROAD, BISHOP'S STORTFORD, HERTFORDSHIRE CM23 5LE | | Price | £650,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Construction age | England and Wales: 2003-2006 | | Floor area | 129 m² | | Last sold | £605,000 Jun 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** C - **Potential rating:** B - **Expiry date:** 17/01/2033 - **Est. upgrade cost to C:** £9,500 ### Recommendations - N (£4,000 - £6,000) - U (£3,500 - £5,500) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0837-8329-4200-0358-3296) ## Description An impressively proportioned and individually designed, four bedroom detached family home tucked away in a private road within easy access of the town centre and mainline railway station. Internal accommodation comprises an entrance hallway, ground floor WC, spacious fitted kitchen, separate utility room and an L-shaped lounge/dining room with double doors out to the garden. On the first floor there are four bedrooms, en-suite and family bathroom. The property also benefits from UPVC double glazing and gas fired central heating. Externally, the rear garden stretches to an excess of 90ft in length, predominately laid to lawn with a block paved patio area, garden shed and gated pedestrian access to the side. To the front is a single integral garage and driveway parking. Offered with no onward chain. Council Tax Band F. EPC Rating C. Anti-Money Laundering: We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks are carried out correctly and for ongoing monitoring, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy. The cost of these checks is £36 inc VAT, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee is paid in advance, directly to Lifetime Legal and is non-refundable. **IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS:** We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS: All properties are available for a minimum of six months, with the exception of short term accommodation. A security deposit of at least one month’s rent is required. Rent is to be paid one month in advance. It is the tenant’s responsibility to insure any personal possessions. BUYERS INFORMATION To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a nominal charge of £36 including VAT for this (for the transaction not per person), payable direct to Lifetime Legal. Please note, we are unable to issue a memorandum of sale until the checks are complete. REFERRAL FEES We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Intercountry; ?>' IBS230004/5 ## Property Photos - ![Picture No. 01](/listings/photos/130888106/681938) - Picture No. 01 - ![Picture No. 10](/listings/photos/130888106/681939) - Picture No. 10 - ![Picture No. 11](/listings/photos/130888106/681940) - Picture No. 11 - ![Picture No. 14](/listings/photos/130888106/681941) - Picture No. 14 - ![Picture No. 15](/listings/photos/130888106/681942) - Picture No. 15 - ![Picture No. 03](/listings/photos/130888106/681944) - Picture No. 03 - ![Picture No. 04](/listings/photos/130888106/681945) - Picture No. 04 - ![Picture No. 18](/listings/photos/130888106/681947) - Picture No. 18 - ![Picture No. 12](/listings/photos/130888106/681948) - Picture No. 12 - ![Picture No. 05](/listings/photos/130888106/681949) - Picture No. 05 - ![Picture No. 07](/listings/photos/130888106/681950) - Picture No. 07 - ![Picture No. 13](/listings/photos/130888106/681951) - Picture No. 13 - ![Picture No. 17](/listings/photos/130888106/681952) - Picture No. 17 - ![Picture No. 22](/listings/photos/130888106/681953) - Picture No. 22 - ![Picture No. 08](/listings/photos/130888106/681954) - Picture No. 08 - ![Picture No. 09](/listings/photos/130888106/681955) - Picture No. 09 - ![Picture No. 23](/listings/photos/130888106/681957) - Picture No. 23 ## Floorplans - ![Floorplan](/listings/photos/130888106/681958) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/130888106/681961) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 10 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £605,000 | 30/06/2023 | Detached | ## 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] CROSSWAYS, 1 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £658,000 | 27/03/2025 | Semi-detached | | [Same street] 4 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £535,000 | 21/08/2023 | Semi-detached | | 11 CRESCENT ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JT | £1,850,000 | 04/07/2023 | Detached | | 1 GREAT EASTERN CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JP | £580,000 | 16/06/2023 | Detached | | 7 THORN GROVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LB | £1,835,000 | 08/03/2023 | Detached | | 12 THORN GROVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LD | £1,170,000 | 22/02/2023 | Detached | | 8 WRAGLINGS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5TB | £725,000 | 22/07/2022 | Detached | | [Same street] 5 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £527,000 | 23/06/2022 | Detached | | 19 WRAGLINGS, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5TB | £980,000 | 19/05/2022 | Detached | | 7 SOUTH ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3JG | £580,000 | 29/04/2022 | Detached | | 3 THORN GROVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LB | £1,976,000 | 13/04/2022 | Detached | | 15 CRESCENT ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JT | £818,000 | 21/03/2022 | Detached | | [Same street] HILLSIDE BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £10,000 | 12/11/2021 | Other | | 9 THORN GROVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LB | £1,440,000 | 21/10/2021 | Detached | | 4 GREAT EASTERN CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JP | £540,000 | 26/08/2021 | Detached | | BRIAR HOUSE THORN GROVE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LD | £1,350,000 | 30/06/2021 | Detached | **Street average:** £432,500 (4 sales) **Area average:** £1,153,667 (12 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £694,786 (49 Detached, CM23, 2024–2026) - **Deviation:** -6.4% ## Rental Range *ONS Price Index of Private Rents (East Hertfordshire). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,350/mo - **Realistic:** £1,500/mo - **Optimistic:** £1,650/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,371/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Audrey Gardens, CM23 | £4,990/mo | 4 | 0.63 miles | OpenRent | **Average rent: £4,990/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.77% (weak for cashflow) - **Max investor price (0.8%):** £623,750 - **Target investor price (1%):** £499,000 *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 £4,990/mo).* - **Gross yield:** 9.2% - **Cost-to-rent:** 10.9× - **Monthly cashflow:** £1,906/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 12.1% *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:** £5,039/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 10.1% - **10y growth:** 4.3% ## House Price Index (HM Land Registry) *Official index for East Hertfordshire; Detached series; as of March 2026.* - **1y growth (index):** 5.6% - **5y growth (index):** 14.3% - **10y growth (index):** 28.9% ## 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)