Sold STC Flat

FLAT 97

REPTON HOUSE, 73 - 89, SYDNEY ROAD, WATFORD, HERTFORDSHIRE WD18 7ES

1 beds 1 baths 53 m² Listed 17 Sep 2024 (-634d)

£260,000

Guide Price

Reduced on 3 Feb 2025

Save

# 1 bedroom apartment for sale (WD18 7ES)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 97, REPTON HOUSE, 73 - 89, SYDNEY ROAD, WATFORD, HERTFORDSHIRE WD18 7ES |
| Price | £260,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £255,000 Aug 2025 |

## Description

Neutrally decorated, the accommodation comprises a large open plan kitchen/reception room with access out onto the private balcony. The kitchen has a range of units and integrated appliances. Completing the property is a double bedroom with fitted wardrobes and a bathroom.

Sydney Road is conveniently located with access to several transport links including Watford High Street and Watford Junction that provide direct links into London as well as the A41, M25 & M1 motorways. Watford Town Centre is only a short walk away providing numerous shops, amenities, entertainment and recreational facilities. For outdoor enthusiasts, there are nearby parks and walking routes to explore.

## Property Photos

- ![1182182 (10).JPG](/listings/photos/152569205/644642) - 1182182 (10).JPG
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## Floorplans

- ![1182182 L.jpg](/listings/photos/152569205/644687) - 1182182 L.jpg

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/152569205/644690) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| REPTON HOUSE, 73 - 89 FLAT 97 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £255,000 | 29/08/2025 | 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] REPTON HOUSE, 73 - 89 FLAT 148 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £345,000 | 28/02/2025 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 82 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £272,000 | 12/07/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 123 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £356,000 | 30/06/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 118 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £275,000 | 23/06/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 130 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £395,000 | 26/04/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 152 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £380,000 | 11/04/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 142 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £399,000 | 31/03/2023 | Flat |
| WEST GATE MEWS, 428 14 WHIPPENDELL ROAD, WATFORD, HERTFORDSHIRE, WD18 7BX | £312,000 | 31/03/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 103 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £272,000 | 29/03/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 80 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £372,000 | 14/03/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 125 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £403,000 | 27/02/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 77 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £276,000 | 06/02/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 116 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £357,000 | 06/02/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 108 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £381,000 | 31/01/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 106 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £355,000 | 30/01/2023 | Flat |
| [Same street] REPTON HOUSE, 73 - 89 FLAT 102 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES | £360,000 | 30/01/2023 | Flat |
| COPPERDALE COURT FLAT 24 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN | £126,000 | 05/10/2022 | Flat |
| COPPERDALE COURT FLAT 34 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN | £205,000 | 15/08/2022 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 4 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £265,000 | 29/07/2022 | Flat |
| ASTRA COURT 12 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA | £248,000 | 10/06/2022 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 5 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £355,000 | 10/06/2022 | Flat |
| ASTRA COURT 36 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA | £105,000 | 09/06/2022 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 1 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £376,000 | 01/02/2022 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 7 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £270,000 | 31/01/2022 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 2 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £360,000 | 21/12/2021 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 8 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £360,000 | 30/11/2021 | Flat |
| ASTRA COURT 13 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA | £255,000 | 19/11/2021 | Flat |
| COPPERDALE COURT FLAT 36 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN | £99,000 | 19/11/2021 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 6 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £407,000 | 29/10/2021 | Flat |
| GIBBONS HOUSE, 73 - 89 FLAT 3 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP | £407,000 | 22/10/2021 | Flat |
| ASTRA COURT 6 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA | £208,000 | 29/09/2021 | Flat |
| WEST GATE MEWS, 428 2 WHIPPENDELL ROAD, WATFORD, HERTFORDSHIRE, WD18 7BX | £245,000 | 23/06/2021 | Flat |

**Street average:** £346,533 (15 sales)
**Area average:** £270,765 (17 sales)

## Price vs local average

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

- **Local average:** £298,186 (27 Flat, WD18, 2024–2026)
- **Deviation:** -12.8%

## Rental Range

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

- **Low:** £1,150/mo
- **Realistic:** £1,278/mo
- **Optimistic:** £1,406/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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, Sydney Road, WD18 | £947/mo | 1 | 0.1 miles | OpenRent |
| Studio Flat, King George's Avenue, WD18 | £1,100/mo | 1 | 0.16 miles | OpenRent |
| Studio Flat, Whippendell Road, WD18 | £1,200/mo | 1 | 0.31 miles | OpenRent |
| Studio Flat, Rickmansworth Road, WD18 | £595/mo | 1 | 0.55 miles | OpenRent |

**Average rent: £961/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £128,000
- **Target investor price (1%):** £102,400

*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 £1,024/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.2×
- **Monthly cashflow:** £-127/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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).*

## Capital growth trend

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

- **5y growth:** 22.8%
- **10y growth:** 33.7%

## House Price Index (HM Land Registry)

*Official index for East of England; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -0.2%
- **10y growth (index):** 13.2%

## 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

53 m²

Council tax band

Last sold

£255,000 Aug 2025

Local average

£298,186 (-12.8%)

Street crime

376 incidents within 1 mile (Apr 2026)

Key features

Third Floor Apartment
Chain Free
One Bedrooms/One Bathroom
Open Plan Living
Well Presented Throughout
Balcony
£1,100 Service Charge & Ground Rent PA
Leasehold (998 Years)
Council Tax Band C. EPC Rating B
567 Sq Ft (52.6 Sq M)

Description

An ideal opportunity for first time buyers and investors alike to acquire a spacious, chain free one bedroom apartments. The property offers well-presented interiors with the benefit of a private balcony, lift access to all floors and communal gardens.

Neutrally decorated, the accommodation comprises a large open plan kitchen/reception room with access out onto the private balcony. The kitchen has a range of units and integrated appliances. Completing the property is a double bedroom with fitted wardrobes and a bathroom.

Sydney Road is conveniently located with access to several transport links including Watford High Street and Watford Junction that provide direct links into London as well as the A41, M25 & M1 motorways. Watford Town Centre is only a short walk away providing numerous shops, amenities, entertainment and recreational facilities. For outdoor enthusiasts, there are nearby parks and walking routes to explore.

Listed by

Rickmansworth Sales

Leaders and Romans Group

Reference: 152569205

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

1182182 L.jpg

EPC Graphs

EPC Rating Graph

Price history

Event	Date	Price	% change
Sold	29/08/2025 (9 months ago)	£255,000	—

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 REPTON HOUSE, 73 - 89 FLAT 148 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£345,000	28/02/2025	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 82 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£272,000	12/07/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 123 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£356,000	30/06/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 118 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£275,000	23/06/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 130 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£395,000	26/04/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 152 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£380,000	11/04/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 142 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£399,000	31/03/2023	Flat
WEST GATE MEWS, 428 14 WHIPPENDELL ROAD, WATFORD, HERTFORDSHIRE, WD18 7BX	£312,000	31/03/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 103 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£272,000	29/03/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 80 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£372,000	14/03/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 125 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£403,000	27/02/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 77 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£276,000	06/02/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 116 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£357,000	06/02/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 108 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£381,000	31/01/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 106 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£355,000	30/01/2023	Flat
Same street REPTON HOUSE, 73 - 89 FLAT 102 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7ES	£360,000	30/01/2023	Flat
COPPERDALE COURT FLAT 24 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN	£126,000	05/10/2022	Flat
COPPERDALE COURT FLAT 34 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN	£205,000	15/08/2022	Flat
GIBBONS HOUSE, 73 - 89 FLAT 4 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£265,000	29/07/2022	Flat
ASTRA COURT 12 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA	£248,000	10/06/2022	Flat
GIBBONS HOUSE, 73 - 89 FLAT 5 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£355,000	10/06/2022	Flat
ASTRA COURT 36 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA	£105,000	09/06/2022	Flat
GIBBONS HOUSE, 73 - 89 FLAT 1 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£376,000	01/02/2022	Flat
GIBBONS HOUSE, 73 - 89 FLAT 7 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£270,000	31/01/2022	Flat
GIBBONS HOUSE, 73 - 89 FLAT 2 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£360,000	21/12/2021	Flat
GIBBONS HOUSE, 73 - 89 FLAT 8 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£360,000	30/11/2021	Flat
ASTRA COURT 13 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA	£255,000	19/11/2021	Flat
COPPERDALE COURT FLAT 36 THE GATEWAY, WATFORD, HERTFORDSHIRE, WD18 7HN	£99,000	19/11/2021	Flat
GIBBONS HOUSE, 73 - 89 FLAT 6 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£407,000	29/10/2021	Flat
GIBBONS HOUSE, 73 - 89 FLAT 3 SYDNEY ROAD, WATFORD, HERTFORDSHIRE, WD18 7EP	£407,000	22/10/2021	Flat
ASTRA COURT 6 KING GEORGES AVENUE, WATFORD, HERTFORDSHIRE, WD18 7TA	£208,000	29/09/2021	Flat
WEST GATE MEWS, 428 2 WHIPPENDELL ROAD, WATFORD, HERTFORDSHIRE, WD18 7BX	£245,000	23/06/2021	Flat

Street average: £346,533 (15 sales)

Area average: £270,765 (17 sales)

Capital growth trend

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

5y growth 22.8%

10y growth 33.7%

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

1y (index) -6.5%

5y (index) -0.2%

10y (index) 13.2%

Rental Range

Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,150/mo

Realistic £1,278/mo

Optimistic £1,406/mo

Based on Postcode area WD → East of England.

LHA (30th percentile) floor for Bedford: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD18 7ES

Address

52 Sydney Road

Nearby

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

Type	Name	Distance
Bus stop	Hagden Lane	0.1 miles
Shop	Honour	0.2 miles
Shop	Rapidocolor	0.2 miles
Train station	Watford	0.5 miles
Hospital	Watford General Hospital	0.6 miles
Train station	Cassiobury Park Station	0.9 miles
University	Middlesex University	8.4 miles
University	Flood Hazard Research Centre	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	127
Anti-social behaviour	90
Criminal damage and arson	32
Public order	23
Vehicle crime	22
Other theft	21
Drugs	14
Shoplifting	11
Other crime	9
Robbery	8
Burglary	6
Possession of weapons	5
Bicycle theft	4
Theft from the person	4
Total incidents	376

Within 1 mile during Apr 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
Chessbrook Education Support Centre	Other	0.2 miles	Outstanding — 6 Jun 2014
St Anthony's Catholic Primary School	Primary	0.2 miles	Good — 30 Nov 2021
Westfield Academy	Secondary	0.2 miles	— (Inspected (no overall grade))
Ascot Road Primary School	Primary	0.2 miles	Good — 17 Nov 2024
Holywell Primary School	Primary	0.4 miles	Requires improvement — 15 Jun 2023

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, Sydney Road, WD18	£947/mo	1	0.1 miles	OpenRent
Studio Flat, King George's Avenue, WD18	£1,100/mo	1	0.16 miles	OpenRent
Studio Flat, Whippendell Road, WD18	£1,200/mo	1	0.31 miles	OpenRent
Studio Flat, Rickmansworth Road, WD18	£595/mo	1	0.55 miles	OpenRent

Average rent: £961/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

This street 3.4% gross yield avg £337,632 sale, £947/mo rent

Rent ratio 0.39%

Max investor price (0.8%) £128,000

Target investor price (1%) £102,400

Gross yield 4.7%

Cost-to-rent ratio 21.2×

Monthly cashflow £-127/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).