# 2 bedroom apartment for sale (WD19 7FL) ## Property Details | Key | Value | |-----|-------| | Address | Tom Lake Way, Watford, WD19 7FL | | Price | £405,000 | | Bedrooms | 2 | | Bathrooms | 2 | | Council tax | D | | Last sold | £405,000 | ## Description **SUMMARY** ** TOP FLOOR APARTMENT ** 8 YEARS NHBC WARRANTY REMAINING ** OPEN PLAN LIVING ACCOMMODATION ** SECURE ALLOCATED PARKING ** CLOSE TO AMENITIES AND TRANSPORT LINKS ** MODERN INTEGRATED FITTED KITCHEN ** SEPARATE UTILITY CUPBOARD ** TWO DOUBLE BEDROOMS ** EN-SUITE TO MASTER BEDROOM ** **DESCRIPTION** Connells are delighted to bring this spacious upper floor apartment to the market that is situated on a popular residential area in Carpenters Park. The property comprises of an open plan living area with a fully integrated fitted kitchen, two double bedrooms and a family style bathroom. Benefits include an en-suite to the master bedroom, a separate utility cupboard, a long lease, 8 years NHBC warranty remaining, one allocated underground parking space as well as a private balcony area. Ideal for first time buyers and investors, the property is conveniently located with access to several transport links including Carpenters Park Station providing services into London as well as the A41 and M1 motorways. This property is also located with access to several local shops and amenities including Lidl supermarket as well as Watford Shopping centre only being a short drive away. For more information or to book a viewing, please contact Connells today. **Communal Entrance **  Door to front, phone entry system, lifts and stairs to all floors. **Entrance Hall **  Front door, phone entry system, storage cupboard. **Lounge / Kitchen** 23' 6" x 15' 4" ( 7.16m x 4.67m ) Open plan lounge and kitchen, window to front aspect, double glazed, television point, telephone point, radiator, patio door to balcony. Fitted kitchen comprised of wall and base units with work surfaces to complement, window to front aspect, double glazed, stainless steel sink with drainer, electric hob with extractor hood, electric double oven, integrated dishwasher and fridge/freezer, utility cupboard housing plumbing for washing machine. **Bedroom One** 16' 3" x 9' 6" ( 4.95m x 2.90m ) Window to front aspect, double glazed, radiator. **En-Suite **  Shower cubicle, WC, vanity basin, heated hand towel rail, extractor. **Bedroom Two** 16' 7" x 8' 5" ( 5.05m x 2.57m ) Window to front aspect, double glazed, radiator. **Bathroom **  Bath with mixer taps and overhead shower, WC, vanity basin, heated hand towel rail, extractor. **Outside **  **Balcony**  **Parking **  One allocated underground parking space. 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: These particulars do not constitute part or all of an offer or contract. 3: The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4: Potential buyers are advised to recheck the measurements before committing to any expense. 5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances. 6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor. ## Property Photos - ![Photo](/listings/photos/151654265/648334) - ![Photo](/listings/photos/151654265/648341) - ![Photo](/listings/photos/151654265/648368) - ![Photo](/listings/photos/151654265/648370) - ![Photo](/listings/photos/151654265/648372) - ![Photo](/listings/photos/151654265/648382) - ![Photo](/listings/photos/151654265/648397) - ![Photo](/listings/photos/151654265/648402) - ![Photo](/listings/photos/151654265/648405) - ![Photo](/listings/photos/151654265/648410) - ![Photo](/listings/photos/151654265/648415) - ![Photo](/listings/photos/151654265/648417) - ![Photo](/listings/photos/151654265/648418) - ![Photo](/listings/photos/151654265/648419) - ![Photo](/listings/photos/151654265/648420) - ![Photo](/listings/photos/151654265/648421) ## Floorplans - ![Floorplan 1](/listings/photos/151654265/648422) - Floorplan 1 ## EPC Graphs - ![EPC](/listings/photos/151654265/648423) - EPC ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | | £405,000 | 01/01/2023 | — | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | ELLIOTT COURT 12 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £357,000 | 05/12/2025 | Flat | | PEARKES HOUSE 16 FAIRFIELD AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EW | £412,000 | 28/11/2023 | Flat | | FORGE HOUSE 22 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £225,375 | 29/06/2023 | Flat | | [Same street] WADDINGTON HOUSE 30 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £385,000 | 24/04/2023 | Flat | | ELLIOTT COURT 16 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £242,000 | 11/04/2023 | Flat | | BUXTON HOUSE 42 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 06/02/2023 | Flat | | [Same street] WADDINGTON HOUSE 21 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £350,000 | 31/01/2023 | Flat | | [Same street] WADDINGTON HOUSE 1 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £365,000 | 27/01/2023 | Flat | | [Same street] WADDINGTON HOUSE 24 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £395,000 | 22/12/2022 | Flat | | BUXTON HOUSE 19 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 22/12/2022 | Flat | | BUXTON HOUSE 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £435,000 | 16/12/2022 | Flat | | BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £380,000 | 16/12/2022 | Flat | | BUXTON HOUSE 35 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 12/12/2022 | Flat | | FORGE HOUSE 12 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £133,425 | 09/12/2022 | Flat | | BUXTON HOUSE 7 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 07/12/2022 | Flat | | BUXTON HOUSE 10 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 01/12/2022 | Flat | | [Same street] WADDINGTON HOUSE 44 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £410,000 | 30/11/2022 | Flat | | BUXTON HOUSE 44 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £460,000 | 29/11/2022 | Flat | | BUXTON HOUSE 34 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 25/11/2022 | Flat | | [Same street] WADDINGTON HOUSE 45 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £365,000 | 23/11/2022 | Flat | | BOWERMAN COURT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EJ | £350,000 | 27/10/2022 | Flat | | [Same street] WADDINGTON HOUSE 33 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £400,000 | 21/10/2022 | Flat | | [Same street] WADDINGTON HOUSE 9 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £385,000 | 21/10/2022 | Flat | | [Same street] WADDINGTON HOUSE 4 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £380,000 | 07/10/2022 | Flat | | [Same street] WADDINGTON HOUSE 32 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £400,000 | 04/10/2022 | Flat | | [Same street] WADDINGTON HOUSE 16 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £390,000 | 30/09/2022 | Flat | | [Same street] WADDINGTON HOUSE 26 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £375,000 | 30/09/2022 | Flat | | [Same street] WADDINGTON HOUSE 37 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £360,000 | 30/09/2022 | Flat | | [Same street] WADDINGTON HOUSE 2 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £280,000 | 30/09/2022 | Flat | | [Same street] WADDINGTON HOUSE 31 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £290,000 | 30/09/2022 | Flat | | BUXTON HOUSE 28 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £375,000 | 30/09/2022 | Flat | | BUXTON HOUSE 40 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £405,000 | 30/09/2022 | Flat | | BUXTON HOUSE 1 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 29/09/2022 | Flat | | BUXTON HOUSE 4 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £360,000 | 29/09/2022 | Flat | | BUXTON HOUSE 18 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 27/09/2022 | Flat | **Street average:** £368,667 (15 sales) **Area average:** £362,990 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £337,971 (17 Flat, WD19, 2024–2026) - **Deviation:** +19.8% ## 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)** ## 1% Rule - **Rent ratio:** 0.46% (weak for cashflow) - **Max investor price (0.8%):** £231,250 - **Target investor price (1%):** £185,000 *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 £1,850/mo).* - **Gross yield:** 5.5% - **Cost-to-rent:** 18.2× - **Monthly cashflow:** £45/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 0.5% *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:** -18.9% - **10y growth:** -3.3% ## House Price Index (HM Land Registry) *Official index for East of England; Flats and maisonettes series; as of March 2026.* - **1y growth (index):** -6.5% - **5y growth (index):** -0.2% - **10y growth (index):** 13.2% ## 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)