# 2 bedroom maisonette for sale (AL1 2LB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 90 ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE AL1 2LB |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 73 m² |
| Last sold | £370,000 May 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** C
- **Expiry date:** 06/10/2032
- **Current heating cost:** £496/year
- **Est. upgrade cost to C:** £8,600

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- I (£2,200 - £3,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9712-8020-3009-0833-8202)

## Description

**SUMMARY**

Set within a popular residential area just 1.2 miles from St Albans city centre, this impressive two double bedroom ground floor maisonette combines modern living with generous outdoor space - ideal for first-time buyers, downsizers, or professionals.

**DESCRIPTION**

Set within a popular residential area just 1.2 miles from St Albans city centre, this impressive two double bedroom ground floor maisonette combines modern living with generous outdoor space - ideal for first-time buyers, downsizers, or professionals.

The property features a bright and spacious bay-fronted living/dining room, offering an inviting space for relaxation and entertaining. The modern fitted kitchen is well-designed with contemporary finishes and ample storage.

A welcoming entrance hall benefits from generous built-in storage cupboards, adding to the property's practicality and sense of space. Both double bedrooms are well-proportioned, providing comfortable accommodation throughout.

One of the home's standout features is the large private rear garden, perfect for outdoor dining, gardening, or family activities. The garden also includes a versatile garden room, currently used as a home office, offering an ideal space for remote working or hobbies.

Located within easy reach of St Albans city centre, mainline station, and local amenities, this attractive property offers the perfect balance of convenience and comfort in a sought-after location.

**Reception Room** 12' 5" to bay x 12' 5" max ( 3.78m to bay x 3.78m max )

**Kitchen** 12' 2" max x 11' 4" max ( 3.71m max x 3.45m max )

**Bedroom 1** 12' 11" x 10' 1" ( 3.94m x 3.07m )

**Bedroom 2** 10' 10" x 10' 4" ( 3.30m x 3.15m )

**Bathroom** 

We currently hold lease details as displayed above, should you require further information please contact the branch.  Please note additional fees could be incurred for items such as leasehold packs.

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

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/168388169/1136715)
- ![Photo](/listings/photos/168388169/1136716)
- ![Photo](/listings/photos/168388169/1136718)
- ![Photo](/listings/photos/168388169/1136719)
- ![Photo](/listings/photos/168388169/1136720)
- ![Photo](/listings/photos/168388169/1136721)
- ![Photo](/listings/photos/168388169/1136723)
- ![Photo](/listings/photos/168388169/1136724)
- ![Photo](/listings/photos/168388169/1136725)
- ![Photo](/listings/photos/168388169/1136726)
- ![Photo](/listings/photos/168388169/1136728)
- ![Photo](/listings/photos/168388169/1136729)
- ![Photo](/listings/photos/168388169/1136730)

## Floorplans

- ![Floorplan 1](/listings/photos/168388169/1136731) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/168388169/1136732) - EPC

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #14381208
- **Address:** 90 Abbots Avenue West, ST. ALBANS, AL1 2LB
- **Certificate Issued:** 03/01/2021
- **Work Completed:** 09/12/2020
- **Items:** 5 window(s)

### FENSA Certificate #14423862
- **Address:** 90 Abbots Avenue West, ST. ALBANS, AL1 2LB
- **Certificate Issued:** 31/01/2021
- **Work Completed:** 18/01/2021
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 90 ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE, AL1 2LB | £370,000 | 04/05/2022 | Flat |
| 90 ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE, AL1 2LB | £310,000 | 05/04/2017 | Flat |
| 90 ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE, AL1 2LB | £165,500 | 20/04/2009 | 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 |
|---------|-------|------|------|
| 50 CREIGHTON AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2LH | £314,200 | 03/10/2025 | Flat |
| 75 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NL | £370,000 | 25/10/2023 | Flat |
| 7 MANDEVILLE DRIVE, ST ALBANS, HERTFORDSHIRE, AL1 2LD | £315,000 | 25/10/2023 | Flat |
| 89 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NL | £365,000 | 28/11/2022 | Flat |
| 3 MARTYR CLOSE, ST ALBANS, HERTFORDSHIRE, AL1 2LL | £355,000 | 18/11/2022 | Flat |
| 26 CREIGHTON AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2LH | £353,000 | 12/09/2022 | Flat |
| 22C ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE, AL1 2JZ | £245,000 | 24/08/2022 | Flat |
| [Same street] 64 ABBOTS AVENUE WEST, ST ALBANS, HERTFORDSHIRE, AL1 2LB | £350,000 | 29/04/2022 | Flat |
| 9 LECTERN LANE, ST ALBANS, HERTFORDSHIRE, AL1 2LZ | £300,000 | 19/04/2022 | Flat |
| 46 CREIGHTON AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2LH | £346,000 | 13/12/2021 | Flat |
| 117 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NL | £350,000 | 06/12/2021 | Flat |
| 80 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NN | £332,500 | 24/09/2021 | Flat |
| 99 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NL | £325,000 | 06/08/2021 | Flat |
| 105 TAVISTOCK AVENUE, ST ALBANS, HERTFORDSHIRE, AL1 2NL | £338,000 | 30/07/2021 | Flat |

**Street average:** £350,000 (1 sale)
**Area average:** £331,438 (13 sales)

## Price vs local average

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

- **Local average:** £347,786 (50 Flat, AL1, 2024–2026)
- **Deviation:** +15%

## 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):** £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 Flat, St. Peters Mews, AL1 | £3,650/mo | 2 | 1.2 miles | OpenRent |

**Average rent: £3,650/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.91% (okay)
- **Max investor price (0.8%):** £456,250
- **Target investor price (1%):** £365,000

*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 £3,650/mo).*

- **Gross yield:** 11%
- **Cost-to-rent:** 9.1×
- **Monthly cashflow:** £1,685/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 17.4%

*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).*

## Price per Square Metre

- **£/m²:** £5,479/m²

## Capital growth trend

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

- **5y growth:** -21.4%
- **10y growth:** -6.9%

## House Price Index (HM Land Registry)

*Official index for St Albans; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 2.6%
- **10y growth (index):** 6.5%

## 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)