# 4 bedroom detached house for sale (AL4 9SJ) ## Property Details | Key | Value | |-----|-------| | Address | 85 WINDMILL AVENUE, ST ALBANS, HERTFORDSHIRE AL4 9SJ | | Price | £1,000,000 | | Bedrooms | 4 | | Bathrooms | 2 | | Council tax | F | | Construction age | England and Wales: 1967-1975 | | Floor area | 106 m² | | Last sold | £1,025,000 Nov 2024 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Expiry date:** 13/09/2026 - **Current heating cost:** £991/year ### Recommendations - A (350) - W2 (6,000) - E (25) - G (450) - I (3,000) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9448-5080-7201-4076-2910) ## Description A beautifully presented, extended and much improved family home, just a short walk from highly regarded local schools including Skyswood primary and Sandringham secondary schools. Set within a popular quiet cul-de-sac, this lovely home provides flexible accommodation including entrance hall that leads to a living room with bi folding doors overlooking the rear garden, a modern refitted kitchen / dining room with matching island and integrated appliances. A separate family room could easily be used as a further bedroom / home office, other features include a utility and a shower room. On the first floor a sizable landing gives access to four good sized bedrooms and a tastefully refitted family bathroom. Externally the front garden provides ample parking and side gated access to a private landscaped rear garden with large patio seating area, well tended lawn with well stocked borders. Windmill Avenue is situated to the north-east side of St Albans in the popular Marshalswick area which benefits from a variety of shops at the Quadrant parade. The more comprehensive shopping and leisure facilities of the city centre and mainline railway station are located only a short car or bus ride away. Energy Rating D Council Tax Band F Freehold CONVEYANCING Through our partners Frost's Conveyancing, we can introduce you to solicitors who specialise in conveyancing. Ask us for further information today. MORTGAGES YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE Exclusive deals are made available to Embrace Financial Services by PRIMIS Mortgage Network, to which Embrace Financial Services are an Appointed Representative Frosts Estate Agents is an Introducer Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Limited which is authorised and regulated by the Financial Conduct Authority for mortgages, protection insurance and general insurance products. Embrace Financial Services Ltd. is an Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Ltd which is authorised and regulated by the Financial Conduct Authority. LETTINGS and MANAGEMENT We offer a complete range of services for Landlords, from fully managed lets to advertising only. Each Landlord who chooses full management has a personal Property Manager and all our fees are based on a ‘no let - no fee’ basis. DISCLAIMER These particulars are a general guide only. They do not form part of any contract. Services, systems and appliances have not been tested. BUYERS INFORMATION To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers. There is a nominal charge of £60 plus VAT for this (for the transaction not per person), payable direct to Lifetime Legal. Please note, we are unable to issue a memorandum of sale until the checks are complete. REFERRAL FEES We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Frost's. FMS240073/1 ## Property Photos - ![Picture No. 01](/listings/photos/151639427/950076) - Picture No. 01 - ![Picture No. 02](/listings/photos/151639427/950077) - Picture No. 02 - ![Picture No. 03](/listings/photos/151639427/950078) - Picture No. 03 - ![Picture No. 04](/listings/photos/151639427/950079) - Picture No. 04 - ![Picture No. 05](/listings/photos/151639427/950080) - Picture No. 05 - ![Picture No. 06](/listings/photos/151639427/950081) - Picture No. 06 - ![Picture No. 07](/listings/photos/151639427/950082) - Picture No. 07 - ![Picture No. 08](/listings/photos/151639427/950083) - Picture No. 08 - ![Picture No. 09](/listings/photos/151639427/950084) - Picture No. 09 - ![Picture No. 11](/listings/photos/151639427/950085) - Picture No. 11 - ![Picture No. 30](/listings/photos/151639427/950086) - Picture No. 30 - ![Picture No. 13](/listings/photos/151639427/950087) - Picture No. 13 - ![Picture No. 14](/listings/photos/151639427/950088) - Picture No. 14 - ![Picture No. 15](/listings/photos/151639427/950089) - Picture No. 15 - ![Picture No. 16](/listings/photos/151639427/950090) - Picture No. 16 - ![Picture No. 17](/listings/photos/151639427/950091) - Picture No. 17 - ![Picture No. 18](/listings/photos/151639427/950092) - Picture No. 18 - ![Picture No. 19](/listings/photos/151639427/950093) - Picture No. 19 - ![Picture No. 29](/listings/photos/151639427/950094) - Picture No. 29 - ![Picture No. 21](/listings/photos/151639427/950095) - Picture No. 21 - ![Picture No. 22](/listings/photos/151639427/950096) - Picture No. 22 - ![Picture No. 23](/listings/photos/151639427/950097) - Picture No. 23 - ![Picture No. 24](/listings/photos/151639427/950098) - Picture No. 24 - ![Picture No. 25](/listings/photos/151639427/950099) - Picture No. 25 ## Floorplans - ![Floorplan](/listings/photos/151639427/950100) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/151639427/950101) - EPC Rating Graph ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 85 WINDMILL AVENUE, ST ALBANS, HERTFORDSHIRE, AL4 9SJ | £1,025,000 | 15/11/2024 | Detached | | 85 WINDMILL AVENUE, ST ALBANS, HERTFORDSHIRE, AL4 9SJ | £620,000 | 08/06/2017 | Detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | [Same street] 69 WINDMILL AVENUE, ST ALBANS, HERTFORDSHIRE, AL4 9SJ | £560,000 | 06/07/2023 | Semi-detached | | 6 BERKLEY CLOSE, ST ALBANS, HERTFORDSHIRE, AL4 9TS | £760,000 | 16/05/2022 | Detached | | 3 BERKLEY CLOSE, ST ALBANS, HERTFORDSHIRE, AL4 9TS | £585,000 | 15/10/2021 | Detached | **Street average:** £560,000 (1 sale) **Area average:** £672,500 (2 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £931,940 (25 Detached, AL4, 2024–2026) - **Deviation:** +7.3% ## 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 South West Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,995/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 | |------|------|------|------|------| | 4 Bed Semi-Detached House, Briar Road, AL4 | £4,200/mo | 4 | 0.48 miles | OpenRent | **Average rent: £4,200/mo (1 listing)** ## 1% Rule - **Rent ratio:** 0.42% (weak for cashflow) - **Max investor price (0.8%):** £525,000 - **Target investor price (1%):** £420,000 *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 £4,200/mo).* - **Gross yield:** 5% - **Cost-to-rent:** 19.8× - **Monthly cashflow:** £-183/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -0.8% *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:** £9,434/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** -3% - **10y growth:** 30.2% ## House Price Index (HM Land Registry) *Official index for St Albans; Detached series; as of April 2026.* - **1y growth (index):** 1.5% - **5y growth (index):** 15% - **10y growth (index):** 21.5% ## 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)