# 2 bedroom semi-detached house for sale (WD18 0DX)

## Property Details

| Key | Value |
|-----|-------|
| Address | 78 ST JAMES ROAD, WATFORD, HERTFORDSHIRE WD18 0DX |
| Price | £435,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £440,000 Mar 2026 |

## Description

**SUMMARY**

* VICTORIAN SEMI-DETACHED HOUSE ** TWO RECEPTION ROOMS ** MODERN FITTED KITCHEN ** TWO DOUBLE BEDROOMS ** BOARDED LOFT ACCESS ** LARGE MATURE REAR GARDEN ** POTENTIAL TO EXTEND (STPP) ** CATCHMENTS TO WATFORD GRAMMAR SCHOOLS ** WALKING DISTANCE TO WATFORD HIGH STREET STATION **  IDEAL FAMILY HOME *

**DESCRIPTION**

Connells are delighted to bring this well-presented Victorian semi-detached house to the market that is situated on a popular residential road in Watford.  The property comprises of two reception room, a modern fitted kitchen, two double bedrooms and an off-landing family bathroom suite. Benefits include period character features, a large mature rear garden with side access, on-street permitted parking as well as holding the potential to extend (STPP). 

An ideal family home, the property is located within easy reach of Watford Grammar School for Girls, Watford Town Centre and ideally placed for easy access to both Watford High Street Station, Bushey Train Station as well as the A41 and M1 motorways. 

For more information or to arrange a viewing, please contact Connells today.

**Entrance Hall ** 

Door to front aspect, radiator,

**Living Room ** 15' 7" INTO BAY  x 9' 7" MAX ( 4.75m INTO BAY  x 2.92m MAX )

Bay window to front aspect, television point, two radiators.

**Dining Room ** 13' 2" x 12' 9" ( 4.01m x 3.89m )

Window to rear aspect, stairs to first floor landing, telephone point, under-stairs storage, radiator.

**Kitchen ** 13' 9" + DOOR RECESS x 7' 4" ( 4.19m + DOOR RECESS x 2.24m )

Fitted kitchen comprised of wall and base units with work surfaces and tiling to complement, window to side aspect, sink with drainer, electric oven, gas hob with extractor hood, space for fridge/freezer, plumbing for washing machine and dishwasher, tumble dryer, breakfast bar area, patio doors to rear garden.

**First Floor Landing** 

Access to boarded loft, storage cupboard.

**Bedroom One ** 13' 3" MAX x 13' 5" MAX ( 4.04m MAX x 4.09m MAX )

Windows to front aspect, radiator.

**Bedroom Two ** 13' 5" x 7' 6" ( 4.09m x 2.29m )

Window to rear aspect, radiator.

**Bathroom ** 

Window to rear aspect, bath with mixer taps and overhead shower, WC, wash hand basin, heated towel rail, storage cupboard.

**Outside ** 

**Rear Garden ** 

South-west facing, paved patio area, laid lawn, trees & shurbberies, side access.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/169268981/1049385)
- ![Photo](/listings/photos/169268981/1049386)
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- ![Photo](/listings/photos/169268981/1049399)
- ![Photo](/listings/photos/169268981/1049400)
- ![Photo](/listings/photos/169268981/1049401)

## Floorplans

- ![Floorplan 1](/listings/photos/169268981/1049402) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/169268981/1049403) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 78 ST JAMES ROAD, WATFORD, HERTFORDSHIRE, WD18 0DX | £440,000 | 04/03/2026 | Semi-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 |
|---------|-------|------|------|
| 10 WIGGENHALL ROAD, WATFORD, HERTFORDSHIRE, WD18 0AL | £475,000 | 26/09/2022 | Semi-detached |
| 5 LIVERPOOL ROAD, WATFORD, HERTFORDSHIRE, WD18 0DW | £430,500 | 03/12/2021 | Semi-detached |
| 139 ST JAMES ROAD, WATFORD, HERTFORDSHIRE, WD18 0DY | £367,500 | 28/09/2021 | Semi-detached |
| 7 NEAL STREET, WATFORD, HERTFORDSHIRE, WD18 0AX | £417,500 | 16/08/2021 | Semi-detached |

**Area average:** £422,625 (4 sales)

## Price vs local average

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

- **Local average:** £520,200 (5 Semi-detached, WD18, 2024–2026)
- **Deviation:** -16.4%

## Rental Range

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

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £823/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 Terraced House, Oxford St, WD18 | £1,750/mo | 2 | 0.26 miles | OpenRent |
| 2 Bed Terraced House, Souldern St, WD18 | £2,000/mo | 2 | 0.28 miles | OpenRent |

**Average rent: £1,875/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.43% (weak for cashflow)
- **Max investor price (0.8%):** £234,375
- **Target investor price (1%):** £187,500

*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 £1,875/mo).*

- **Gross yield:** 5.2%
- **Cost-to-rent:** 19.3×
- **Monthly cashflow:** £-51/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -0.5%

*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:** 0.9%

## House Price Index (HM Land Registry)

*Official index for Watford; Semi-detached series; as of April 2026.*

- **1y growth (index):** 2.2%
- **5y growth (index):** 7.8%
- **10y growth (index):** 26.5%

## 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)