# 2 bedroom apartment for rent (WD19 7FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21, WADDINGTON HOUSE, TOM LAKE WAY, WATFORD, HERTFORDSHIRE WD19 7FL |
| Price | £1,850 pcm |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Last sold | £350,000 Jan 2023 |

## Description

This well-presented two-bedroom flat offers comfortable and modern living, perfect for professionals, couples, or small families. The property features a bright and spacious open-plan living and dining area with large doors that lead out to a private balcony, providing a great space to relax or enjoy outdoor seating.

Both bedrooms are generously sized, with ample natural light and space for storage. The contemporary kitchen is fitted with quality appliances and plenty of cabinet space, while the stylish bathroom is finished to a high standard.

Additional benefits include secure underground parking, lift access, and a well-maintained building. Conveniently located close to local amenities, transport links, and green spaces, this property combines comfort, practicality, and an excellent location.

## Property Photos

- ![Photo](/listings/photos/173092877/648356)
- ![Photo](/listings/photos/173092877/648359)
- ![Photo](/listings/photos/173092877/648362)
- ![Photo](/listings/photos/173092877/648365)
- ![Photo](/listings/photos/173092877/648375)
- ![Photo](/listings/photos/173092877/648380)
- ![Photo](/listings/photos/173092877/648398)
- ![Photo](/listings/photos/173092877/648404)

## EPC Graphs

- ![2 bed flat](/listings/photos/173092877/648406) - 2 bed flat

## 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 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 |
|------|------|------|------|------|
| [Tom Lake Way, Watford, Hertfordshire, WD19](http://87.117.209.195:8080/listings/8934172) | £1,850/mo | 2 | 0 miles | Rightmove |
| 2 Bed Flat, Tom Lake Way, WD19 | £1,850/mo | 2 | 0 miles | OpenRent |

**Average rent: £1,850/mo (2 listings)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,850/mo).*

- **Gross yield:** 1200%
- **Monthly cashflow:** £1,633/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3651.9%

*Gross yield = annual rent as % of price (no costs). 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).*

## 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)