# 1 bedroom flat for sale (EN11 8RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 86 NORRIS RISE, HODDESDON, HERTFORDSHIRE EN11 8RD |
| Price | £129,995 |
| Bedrooms | 1 |
| Last sold | £125,000 Aug 2010 |

## Description

**SUMMARY**

An opportunity to acquire this purpose built one bedroom ground floor maisonette situated within this residential development constructed in the 1950's to the western outskirts of Hoddesdon Town Centre .The accommodation is in need of some redecoration and viewing is highly recommended.

**DESCRIPTION**

An opportunity to acquire this purpose built one bedroom ground floor maisonette situated within this residential development constructed in the 1950's to the western outskirts of Hoddesdon Town Centre and its many amenities. The accommodation is in need of some redecoration and incorporates many features.  Viewing is recommended.

**Accommodation Comprises** 

**Communal Entrance Walkway** 

**Reception Hall** 

Aluminium framed double glazed entrance door with double glazed window to side.

**Lounge** 15' x 11' 10"  narrowing to 10' 4" ( 4.57m x 3.61m narrowing to 3.15m )

Featuring replacement double glazed windows to two aspects, radiator, fireplace with fitted gas fire and back boiler serving central heating and domestic hot water.

**Kitchen** 10' 4" x 7' 2" ( 3.15m x 2.18m )

Fitted with a range of units incorporating a single drainer stainless steel sink unit with cupboards under, wall and base units with work surfaces, built in larder cupboard. Replacement double glazed window to front elevation.

**Bedroom ** 12' x 11' 9" ( 3.66m x 3.58m )

Replacement double glazed window to side elevation, radiator, built in airing cupboard housing lagged copper cylinder.

**Bathroom** 

Fitted with a panel enclosed bath, low level flush w.c. and pedestal wash basin, replacement double glazed window and radiator.

**Outside** 

Lock up store shed, communal drying area, communal gardens.

**Jjm/pdp/100202 Ref: 6378** 

**DIRECTIONS**

From The Sun public house roundabout proceed onto Amwell Street and turn left at the next roundabout into Hertford Road. Turn left into Norris Lane and then right into Norris Rise, proceed to the top of the hill where the property is situated on the corner to the immediate right hand side.

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. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.

3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.

4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

## Property Photos

- ![Photo](/listings/photos/14728668/683086)
- ![Photo](/listings/photos/14728668/683087)
- ![Photo](/listings/photos/14728668/683090)
- ![Photo](/listings/photos/14728668/683092)
- ![Photo](/listings/photos/14728668/683094)
- ![Photo](/listings/photos/14728668/683096)
- ![EPC](/listings/photos/14728668/683098) - EPC

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 86 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £125,000 | 18/08/2010 | 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 |
|---------|-------|------|------|
| 47 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £255,000 | 19/12/2025 | Flat |
| 39 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £252,500 | 12/12/2025 | Flat |
| 42 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £225,000 | 28/11/2025 | Flat |
| 45 WHITEHANDS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RU | £214,000 | 28/11/2025 | Flat |
| 24 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RH | £226,000 | 18/12/2023 | Flat |
| 42 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £249,500 | 15/11/2023 | Flat |
| 3 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £206,000 | 13/10/2023 | Flat |
| [Same street] 88 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £240,000 | 06/10/2023 | Flat |
| 33 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £245,000 | 08/09/2023 | Flat |
| 7 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £277,500 | 16/12/2022 | Flat |
| [Same street] 108 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £255,000 | 22/11/2022 | Flat |
| 54 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £240,000 | 16/11/2022 | Flat |
| 82 PADDICK CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RS | £207,000 | 10/10/2022 | Flat |
| LANGTON HOUSE 8 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ | £245,000 | 09/09/2022 | Flat |
| 42 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £265,000 | 04/08/2022 | Flat |
| 28 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £217,500 | 29/04/2022 | Flat |
| 10 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £270,000 | 25/03/2022 | Flat |
| 56 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £266,500 | 01/03/2022 | Flat |
| 70 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £246,000 | 14/01/2022 | Flat |
| LANGTON HOUSE 17 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ | £225,000 | 03/12/2021 | Flat |
| 70 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RJ | £215,000 | 22/10/2021 | Flat |
| 22 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £247,000 | 04/10/2021 | Flat |

**Street average:** £247,500 (2 sales)
**Area average:** £239,725 (20 sales)

## Price vs local average

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

- **Local average:** £223,681 (20 Flat, EN11, 2024–2026)
- **Deviation:** -41.9%

## Rental Range

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

- **Low:** £1,483/mo
- **Realistic:** £1,648/mo
- **Optimistic:** £1,813/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £833/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 |
|------|------|------|------|------|
| 1 Bed Flat, Saffron Close, EN11 | £1,250/mo | 1 | 0.08 miles | OpenRent |
| 1 Bed Detached House, Duke St, EN11 | £1,100/mo | 1 | 0.44 miles | OpenRent |
| 1 Bed Flat, Parrotts Field, EN11 | £1,050/mo | 1 | 0.53 miles | OpenRent |

**Average rent: £1,133/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.85% (okay)
- **Max investor price (0.8%):** £137,500
- **Target investor price (1%):** £110,000

*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 £1,100/mo).*

- **Gross yield:** 10.2%
- **Cost-to-rent:** 9.8×
- **Monthly cashflow:** £453/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.4%

*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:** 10.7%
- **10y growth:** -5.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.2%
- **5y growth (index):** 2.9%
- **10y growth (index):** 12.2%

## 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)