# 1 bedroom retirement property for sale (AL1 3XU)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 DAVIS COURT, ST ALBANS, HERTFORDSHIRE AL1 3XU |
| Price | £210,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Last sold | £190,000 Apr 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 21/03/2034
- **Current heating cost:** £451/year
- **Est. upgrade cost to C:** £1,048

### Recommendations
- C (£15 - £30)
- E (£25)
- L2 (£800 - £1,200)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/2023-3036-8207-0394-2200)

## Description

A one bedroom first floor apartment for the over 55's offered for sale chain free within this very conveniently located City centre development. The flat offers a kitchen with window and living room with views directly over the communal gardens. Shops, cafes and restaurants as well as Doctors surgeries and all other amenities are close at hand. Davis Court also benefits from a resident manager, 24 hour emergency monitoring system, organised events in the communal lounge, guest accommodation for friends and relatives, residents parking and a long lease.

**Communal Entrance** - Entryphone system. Lifts to upper floors.

**Entrance Hall** - Coved ceiling. Electric heater. Coat cupboard. Airing cupboard. Carpet. Doors to:

**Living Room** - Double glazed window to front. Coved ceiling. Electric heater. Carpet. Opening onto:

**Kitchen** - Double glazed window to side. A range of wall and base mounted units with roll top work surfaces and tiled splash backs. Inset stainless steel sink unit with mixer tap. Space for freestanding oven, fridge/freezer and washing machine.

**Bedroom** - Double glazed window to front. Coved ceiling. Electric radiator. A range of fitted wardrobes. Carpet.

**Bathroom** - A fully tiled bathroom suite comprising. Panelled bath with electric Mira shower over. Pedestal wash hand basin. Low level WC. Electric heater and extractor fan. Vinyl flooring.

**Parking** - Secure residents and visitors parking.

**Communal Grounds** - Well maintained communal garden areas.

**Communal Rooms** - Large communal Lounge area hosting various social events detailed on the notice boards. Communal games room. Two communal drying rooms. It also includes a guest flat for friends and relatives to stay.

**Lease** - Lease expires in 2176. 152 years remaining.

**Service Charge** - £674.95 per quarter to include 24 hour monitoring service.

## Property Photos

- ![Front 1L.jpg](/listings/photos/145941248/1198589) - Front 1L.jpg
- ![Garden 4 L.jpg](/listings/photos/145941248/1198591) - Garden 4 L.jpg
- ![Kitchen 1L.jpg](/listings/photos/145941248/1198593) - Kitchen 1L.jpg
- ![Kitchen 2L.jpg](/listings/photos/145941248/1198595) - Kitchen 2L.jpg
- ![Living Room 1L.jpg](/listings/photos/145941248/1198597) - Living Room 1L.jpg
- ![Living Room 2L.jpg](/listings/photos/145941248/1198599) - Living Room 2L.jpg
- ![Living Room 3L.jpg](/listings/photos/145941248/1198601) - Living Room 3L.jpg
- ![Bedroom 1L.jpg](/listings/photos/145941248/1198603) - Bedroom 1L.jpg
- ![Bedroom 2L.jpg](/listings/photos/145941248/1198604) - Bedroom 2L.jpg
- ![Bathroom L.jpg](/listings/photos/145941248/1198607) - Bathroom L.jpg
- ![Front L.jpg](/listings/photos/145941248/1198609) - Front L.jpg
- ![Garden 2L.jpg](/listings/photos/145941248/1198611) - Garden 2L.jpg
- ![Garden 3L.jpg](/listings/photos/145941248/1198614) - Garden 3L.jpg
- ![056 Davis Court - 5.jpg](/listings/photos/145941248/1198616) - 056 Davis Court - 5.jpg
- ![Communal Lounge L.jpg](/listings/photos/145941248/1198618) - Communal Lounge L.jpg

## Floorplans

- ![11 Davis Court - Floor plan.JPG](/listings/photos/145941248/1198620) - 11 Davis Court - Floor plan.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/145941248/1198621) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 DAVIS COURT, ST ALBANS, HERTFORDSHIRE, AL1 3XU | £190,000 | 01/04/2026 | Flat |
| 11 DAVIS COURT, ST ALBANS, HERTFORDSHIRE, AL1 3XU | £183,000 | 18/12/2009 | 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 |
|---------|-------|------|------|
| 94 LONDON ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1NX | £29,000 | 17/03/2025 | Other |
| 94 LONDON ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1NX | £10,000 | 17/03/2025 | Other |
| 120 LONDON ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1NX | £1,833,500 | 13/12/2022 | Other |
| 118 LONDON ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1NX | £1,833,500 | 13/12/2022 | Other |
| QUEENS HOUSE, 58 VICTORIA STREET, ST ALBANS, HERTFORDSHIRE, AL1 3HZ | £4,350,000 | 12/10/2022 | Other |

**Area average:** £1,611,200 (5 sales)

## Price vs local average

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

- **Local average:** £576,000 (8 Other, AL1, 2024–2026)
- **Deviation:** -63.5%

## Rental Range

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

- **Low:** £1,733/mo
- **Realistic:** £1,925/mo
- **Optimistic:** £2,118/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| Studio Flat, Watson Avenue, AL3 | £950/mo | 1 | 1.01 miles | OpenRent |

**Average rent: £950/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £118,750
- **Target investor price (1%):** £95,000

*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 £950/mo).*

- **Gross yield:** 5.4%
- **Cost-to-rent:** 18.4×
- **Monthly cashflow:** £3/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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).*

## Price per Square Metre

- **£/m²:** £4,773/m²

## Capital growth trend

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

- **5y growth:** -79.8%
- **10y growth:** -49.9%

## House Price Index (HM Land Registry)

*Official index for St Albans; All dwelling types series; as of April 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 12.5%
- **10y growth (index):** 19%

## 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)