For sale Flat

20

WADDINGTON HOUSE, TOM LAKE WAY, WATFORD, HERTFORDSHIRE WD19 7FL

2 beds 2 baths 786 sq ft Listed 27 Jun 2026 (-116d)

£400,000

Guide Price

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Lounge

Lounge Kitchen / Dining Area Bedroom One Bedroom One En-Suite Lounge Dining Area Hallway Bedroom Two Bedroom Two Bathroom Dining Area Underground Parking BAlcony Communal Garden Rear Elevation Front Elevation

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Property details

Tenure

LEASEHOLD (245 years remaining on lease)

Floor area

73 m²

Council tax band

C

EPC rating

B

Last sold

£395,000 Mar 2023

Price per m²

£5,479/m²

Local average

£316,028 (+26.6%)

Street crime

149 incidents within 1 mile (Aug 2026)

Key features

  • NO UPPER CHAIN
  • SECURITY ENTRY INTERCOM WITH SECURITY FOB FOR DOORS & LIFT
  • TWO DOUBLE BEDROOMS / TWO BATHROOMS
  • SECURE UNDERGROUND PARKING
  • OVER 800SQFT OF LIVING ACCOMMODATION
  • EXCELLENT CONDITION THROUGHOUT
  • MINUTES WALKING DISTANCE OF CARPENDERS PARK STATION
  • THIRD FLOOR APARTMENT WITH LIFT ACCESS
  • COMMUNAL PLAYGROUND FOR RESIDENTS
  • COUNCIL TAX BAND - C / EPC RATING - B

Additional details

Electricity
Mains supply
Broadband
FTTC (fibre to the cabinet)
Water
Mains supply
Sewerage
Mains supply
Heating
Gas central
Parking
Gated
Garden
Communal garden
Listed property
No
Restrictions
No
Required access
No
Rights of way
No
Flooded in last 5 years
No
Flood defences
No

Description

Presented to the market with no upper chain, this impressive third floor apartment offers over 800 sq ft of well-designed living accommodation and is ideally located just minutes’ walk from Carpenders Park Station. The property is accessed via a secure entry intercom system with security fob for both Internal communal doors and lift, providing peace of mind for residents. Inside, you will find two generously sized double bedrooms, complemented by two modern bathrooms (one en suite to the principal bedroom), all presented in excellent condition throughout. The spacious open-plan living and dining area is filled with natural light, creating a welcoming atmosphere that is perfect for both relaxing and entertaining. The contemporary Open-plan kitchen is fully fitted with integrated appliances and ample storage space. Additional benefits include secure underground parking for residents, lift access to all floors (ideal for convenience and accessibility), and a communal playground for residents. This property is an excellent opportunity for first-time buyers, investors, or those seeking a low-maintenance home in a sought-after location. Council Tax Band C and an impressive EPC rating of B further enhance the appeal of this well-maintained apartment. Early viewing is highly recommended to appreciate all that this superb property has to offer.
Lease details advised by vendor:
245 years remaining.
Service Charge: Approx £2298.29 per annum including Buildings Insurance
Ground rent: £0.0

Listed by

Oxhey

Fairfield Estate Agents

Reference: 90223287

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 29/07/2022

Expiry date: 28/07/2032

Current heating cost: £185/year

Potential heating cost: £185/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Registered land (INSPIRE)

This location falls inside an HM Land Registry INSPIRE registered freehold polygon.

Building plot (shared): ~11,284 m² (2.79 acres) (area is for the building, not the flat)

Source: HM Land Registry INSPIRE Index Polygons.

Floorplans

All

All

Price history

Event Date Price % change
Listed for sale — £400,000 +1.3%
Sold 14/03/2023 (3 years ago) £395,000 —

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
ELLIOTT COURT 12 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN £357,000 05/12/2025 Flat
PEARKES HOUSE 16 FAIRFIELD AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EW £412,000 28/11/2023 Flat
FORGE HOUSE 22 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF £225,375 29/06/2023 Flat
ELLIOTT COURT 16 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN £242,000 11/04/2023 Flat
BUXTON HOUSE 42 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £385,000 06/02/2023 Flat
BUXTON HOUSE 19 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £390,000 22/12/2022 Flat
BUXTON HOUSE 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £435,000 16/12/2022 Flat
BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £380,000 16/12/2022 Flat
BUXTON HOUSE 35 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £400,000 12/12/2022 Flat
FORGE HOUSE 12 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF £133,425 09/12/2022 Flat
BUXTON HOUSE 7 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £390,000 07/12/2022 Flat
BUXTON HOUSE 10 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £385,000 01/12/2022 Flat
BUXTON HOUSE 44 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £460,000 29/11/2022 Flat
BUXTON HOUSE 34 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £400,000 25/11/2022 Flat
BOWERMAN COURT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EJ £350,000 27/10/2022 Flat
BUXTON HOUSE 28 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £375,000 30/09/2022 Flat
BUXTON HOUSE 40 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £405,000 30/09/2022 Flat
BUXTON HOUSE 4 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £360,000 29/09/2022 Flat
BUXTON HOUSE 1 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £385,000 29/09/2022 Flat
BUXTON HOUSE 18 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN £390,000 27/09/2022 Flat

Area average: £362,990 (20 sales)

Capital growth trend

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

5y growth -9.4%
10y growth 5.3%

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

1y (index) -2.5%
5y (index) 1.5%
10y (index) 8.8%

Rental Range

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

Low £1,160/mo
Realistic £1,289/mo
Optimistic £1,418/mo

Based on Postcode area WD → East of England.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD19 7FL

Address

Tom Lake Way

Nearby

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

Type Name Distance
Shop Lidl 0.0 miles
Shop Tesco Express 0.1 miles
Bus stop Seacroft Gardens 0.1 miles
Bus stop Carpenders Park Railway Station 0.1 miles
Train station Carpenders Park 0.1 miles
Train station Bushey 1.3 miles
Hospital Watford General Hospital 1.7 miles
University Middlesex University 6.6 miles
University Flood Hazard Research Centre 6.6 miles
Hospital Hounslow Medical Centre 10.9 miles

Street-level crime

Category Count
Anti-social behaviour 41
Violence and sexual offences 39
Shoplifting 21
Public order 11
Criminal damage and arson 8
Other theft 8
Drugs 6
Vehicle crime 6
Burglary 4
Robbery 3
Other crime 1
Theft from the person 1
Total incidents 149

Within 1 mile during Aug 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
Warren Dell Primary School Primary 0.2 miles Outstanding — 6 Mar 2024
Oxhey Wood Primary School Primary 0.3 miles Good — 19 May 2014
Colnbrook School Other 0.3 miles Outstanding — 13 Nov 2013
St Joseph Catholic Primary School Primary 0.4 miles Outstanding — 2 Jun 2017
St Meryl School Primary 0.4 miles Good — 11 Jan 2012

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, Tom Lake Way, WD19 £1,850/mo 2 0.01 miles OpenRent
2 Bed Flat, Oxhey Drive, WD19 £1,850/mo 2 0.08 miles OpenRent
2 Bed Flat, Turnberry Court, WD19 £1,499/mo 2 0.29 miles OpenRent
2 Bed Terraced House, Redwood Close, WD19 £1,800/mo 2 0.3 miles OpenRent
2 Bed Flat, Redwood Close, WD19 £1,500/mo 2 0.35 miles OpenRent

Average rent: £1,700/mo (5 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.45%
Max investor price (0.8%) £225,000
Target investor price (1%) £180,000
Gross yield 5.4%
Cost-to-rent ratio 18.5×
Monthly cashflow £20/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term
Cash-on-cash ROI 0.2%
  • 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).