# 2 bedroom flat for sale (WD23 2GU) ## Property Details | Key | Value | |-----|-------| | Address | 32, LANCASTER HOUSE, MARLBOROUGH DRIVE, BUSHEY, HERTFORDSHIRE WD23 2GU | | Price | £940,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | G | | Last sold | £800,000 Jun 2025 | ## Description Forming part of the ever popular Royal Connaught Park development sits this luxury duplex apartment with 1,421sq.ft of living space. The apartment benefits from 1,421sq.ft of living space and featuring 2 Bedrooms, 2 Bathrooms, a high specification throughout with a contemporary fitted Kitchen, luxury tiled Bathrooms, underfloor heating throughout. In addition there are onsite facilities that include a beautiful pool, sauna, steam rooms and jacuzzi, cardio and weights gym, 2 Tennis Courts and 24hr Security. Royal Connaught Park formally The Royal Masonic School for Boys, now a unique private gated development of luxury apartments set within the grounds of a Grade II listed building and over 100 acres of mature parkland. This iconic development, which film fanatics may recognise from the silver screen, with films such as Harry Potter, Monty Pythons Life of Brian and Saint Tinian’s to name a few. The Nova Collection is designed and built to meet the demands and expectations of modern living, complemented further by the richness of Royal Connaught Park's illustrious features and amenities. Every indulgent detail has been carefully considered. Specification: • Contemporary Kitchen fitted with handleless units, porcelain limestone flooring, Quartz work surfaces, undermount stainless steel sink, Miele or equivalent integrated appliances throughout to include: induction hob, oven, extractor hood, dishwasher, fridge/freezer, washer/dryer. • Guest Cloakroom. • Bathrooms with high specification sanitaryware, porcelain limestone floor tiles, polished porcelain wall tiles with chrome trim, chrome heated electric towel rail, fitted mirror, thermostatic shower with Vado or equivalent shower arm and head, chrome and glass shower door, Vado or equivalent contemporary taps, chrome LED spotlights. • Bedrooms with Walnut wood effect flooring, chrome LED spotlights. Fitted wardrobes (please ask for details). • Wet underfloor heating to all rooms. Individual underfloor heating thermostat to each room. • Walnut finish veneer doors with satin chrome door handles. • Low profile chrome light switches and sockets. • Quality double glazed windows. • Mains operated smoke detectors. • Colour screen video entry phone system (communal entrances only). • 24 hour CCTV system. • High level acoustic insulation. • High efficiency heating and hot water supplied from 30kw system boiler. Mechanical ventilation with heat recovery. • Timber decked balcony with decorative wrought iron railings. • 10 year Advantage guarantee. • TV and Sky Plus connection points to main rooms. Telephone points. Broadband connection. • Landscaped communal gardens. • Underground car parks with designated car parking bays. Facilities for car charging points. • Uplighting to main buildings. • Health and Fitness Suite to include a stunning private pool, sauna, gym and tennis courts. • Private chauffeured coach takes residents to Bushey station and Watford town centre. Lease: 125 Years (commencement on completion). Service Charge: £2,950 p/a Ground Rent: Peppercorn Council Tax Band: G To arrange a viewing, please contact Hamptons Stanmore New Homes on . The pictures you see may not be indicative of this property. They could be CGI's or pictures of the Development Show Apartment or Show Home or alternatively a previous development by the same Developer. **Situation** The site is a wonderful green lung' in Bushey being one of Hertfordshire's most desirable locations. It's got the personality of a country village, yet remains conveniently close to Central London. This, combined with its range of amenities and excellent schools, makes it a magnet for homebuyers of all ages. Watford town centre has numerous retail shopping and entertainment amenities at the Atria centre that include a cinema, bowling alley, mini golf, rock climbing and interactive games venue which has virtual reality and escape rooms. For the great outdoors there are numerous country clubs and open spaces. Bushey has excellent transport and travel connections – London Euston is just 18 minutes by train from Bushey station. Quick and easy road links close by include the M25, M1 and M40 and Heathrow and Luton airports are easily accessible.** Property Ref Number: ** HAM-51919 ## Property Photos - ![Show Apartment Kitchen](/listings/photos/147943625/697952) - Show Apartment Kitchen - ![Show Apartment Lounge](/listings/photos/147943625/697953) - Show Apartment Lounge - ![Show Apartment Balcony](/listings/photos/147943625/697954) - Show Apartment Balcony - ![Royal Connaught Park](/listings/photos/147943625/697955) - Royal Connaught Park - ![Royal Connaught Park Gardens](/listings/photos/147943625/697956) - Royal Connaught Park Gardens - ![Show Apartment Lounge](/listings/photos/147943625/697957) - Show Apartment Lounge - ![Show Apartment Hallway](/listings/photos/147943625/697958) - Show Apartment Hallway - ![Show Apartment Bedroom](/listings/photos/147943625/697959) - Show Apartment Bedroom - ![Show Apartment Bathroom](/listings/photos/147943625/697960) - Show Apartment Bathroom - ![Royal Connaught Park](/listings/photos/147943625/697961) - Royal Connaught Park - ![Royal Connaught Park Hallway](/listings/photos/147943625/697962) - Royal Connaught Park Hallway - ![Royal Connaught Park Gym](/listings/photos/147943625/697963) - Royal Connaught Park Gym - ![Royal Connaught Park Tennis Courts](/listings/photos/147943625/697964) - Royal Connaught Park Tennis Courts - ![Royal Connaught Park Swimming Pool](/listings/photos/147943625/697965) - Royal Connaught Park Swimming Pool - ![Royal Connaught Park Courtesy Bus](/listings/photos/147943625/697966) - Royal Connaught Park Courtesy Bus ## Floorplans - ![Floorplan](/listings/photos/147943625/697967) - Floorplan ## EPC Graphs - ![EPC](/listings/photos/147943625/697968) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | LANCASTER HOUSE 32 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £800,000 | 25/06/2025 | 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 | |---------|-------|------|------| | KING EDWARD HOUSE FLAT 3 KING EDWARD PLACE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RG | £460,000 | 11/12/2023 | Flat | | OXFORD HOUSE 3 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2NW | £510,000 | 24/11/2023 | Flat | | CONNAUGHT HOUSE FLAT 13 ROYAL CONNAUGHT DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RB | £550,000 | 27/10/2023 | Flat | | ARGYLL HOUSE 13 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PS | £535,000 | 28/09/2023 | Flat | | J F K HOUSE FLAT 17 ROYAL CONNAUGHT DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RA | £450,000 | 14/09/2023 | Flat | | DEVONSHIRE HOUSE FLAT 14 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RL | £800,000 | 04/09/2023 | Flat | | [Same street] LANCASTER HOUSE 29 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £940,000 | 23/08/2023 | Flat | | HARVARD HOUSE 15 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2LN | £618,421 | 04/07/2023 | Flat | | YALE HOUSE 6 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GW | £850,000 | 20/03/2023 | Flat | | [Same street] LANCASTER HOUSE 8 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £850,000 | 10/02/2023 | Flat | | ADMIRAL HOUSE 1 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GT | £585,000 | 20/12/2022 | Flat | | WASHINGTON HOUSE FLAT 8 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RN | £520,000 | 18/11/2022 | Flat | | ADMIRAL HOUSE 5 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GT | £960,000 | 07/11/2022 | Flat | | [Same street] LANCASTER HOUSE 10 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £568,421 | 24/10/2022 | Flat | | WASHINGTON HOUSE FLAT 4 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RN | £515,000 | 20/10/2022 | Flat | | [Same street] LANCASTER HOUSE 5 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £640,000 | 27/09/2022 | Flat | | KING EDWARD HOUSE FLAT 11 KING EDWARD PLACE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2RG | £522,500 | 27/09/2022 | Flat | | 13 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £550,000 | 05/09/2022 | Flat | | ETON HOUSE FLAT 10 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PR | £480,000 | 31/08/2022 | Flat | | [Same street] LANCASTER HOUSE 26 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £805,000 | 30/08/2022 | Flat | | [Same street] LANCASTER HOUSE 7 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £855,000 | 22/08/2022 | Flat | | [Same street] LANCASTER HOUSE 1 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £630,000 | 19/08/2022 | Flat | | [Same street] LANCASTER HOUSE 30 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £1,200,000 | 15/08/2022 | Flat | | [Same street] LANCASTER HOUSE 6 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £645,000 | 01/08/2022 | Flat | | 17 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £525,000 | 29/07/2022 | Flat | | 29 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £405,000 | 26/07/2022 | Flat | | 7 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £475,000 | 26/07/2022 | Flat | | [Same street] LANCASTER HOUSE 3 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £900,000 | 23/06/2022 | Flat | | [Same street] LANCASTER HOUSE 25 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £885,000 | 20/06/2022 | Flat | | 18 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £460,000 | 20/06/2022 | Flat | | [Same street] LANCASTER HOUSE 20 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £995,000 | 10/06/2022 | Flat | | 28 CLOUSTON AVENUE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2PU | £440,000 | 01/06/2022 | Flat | | [Same street] LANCASTER HOUSE 14 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £1,250,000 | 31/05/2022 | Flat | | [Same street] LANCASTER HOUSE 17 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £1,050,000 | 16/05/2022 | Flat | | [Same street] LANCASTER HOUSE 9 MARLBOROUGH DRIVE, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 2GU | £670,000 | 21/03/2022 | Flat | **Street average:** £858,895 (15 sales) **Area average:** £560,546 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £348,375 (24 Flat, WD23, 2024–2026) - **Deviation:** +169.8% ## Rental Range *ONS Price Index of Private Rents (Hertsmere). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,616/mo - **Realistic:** £1,796/mo - **Optimistic:** £1,976/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,247/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 | |------|------|------|------|------| | 2 Bed Flat, Goddard Drive, WD23 | £2,095/mo | 2 | 0.73 miles | OpenRent | | 2 Bed Flat, Ashleigh Court, WD17 | £1,800/mo | 2 | 1.07 miles | OpenRent | | 2 Bed Flat, Alexandra Court, WD24 | £1,700/mo | 2 | 1.08 miles | OpenRent | | 2 Bed Flat, Brandon House, WD23 | £2,000/mo | 2 | 1.11 miles | OpenRent | **Average rent: £1,899/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.2% (weak for cashflow) - **Max investor price (0.8%):** £237,500 - **Target investor price (1%):** £190,000 *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 £1,900/mo).* - **Gross yield:** 2.4% - **Cost-to-rent:** 41.2× - **Monthly cashflow:** £-2,017/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -8.9% *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:** -3.4% - **10y growth:** -6.6% ## House Price Index (HM Land Registry) *Official index for Hertsmere; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -0.8% - **5y growth (index):** -0.8% - **10y growth (index):** 6% ## 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)