Sold STC Retirement Property

29

HERNE COURT, RICHFIELD ROAD, BUSHEY, HERTFORDSHIRE WD23 4XF

1 beds 1 baths 47 m² Listed 30 Jan 2023 (-1230d)

£135,000

Reduced on 17 Jan 2024

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# 1 bedroom retirement property for sale (WD23 4XF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 29, HERNE COURT, RICHFIELD ROAD, BUSHEY, HERTFORDSHIRE WD23 4XF |
| Price | £135,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Last sold | £130,000 Aug 2024 |

## Description

Offered to the market CHAIN FREE phone   for more details and to arrange a viewing.

**Exterior:** -

**Entrance Hall:** - Obscured double glazed door to side.

Double glazed door leading to the lounge/dining room.

**Lounge:** -

**Lounge/Dining Room:** - Double glazed window to front, wall mounted electric heater, door to storage cupboard, fitted carpet.

**Dining Room:** -

**Kitchen:** - Double glazed window to rear, a range of fitted wall and base units, recess and plumbing for a washing machine, under counter electric oven, ceramic hob, cooker hood, space for a under counter fridge freezer, wall mounted electric heater, lino flooring.

**Bedroom One:** - Double glazed window to rear, built in wardrobe storage, wall mounted electric heater, fitted carpet.

**Family Bathroom:** - Part tiled walls, panel enclosed bath with hand shower attachment over, low flush WC, vanity hand wash basin with storage underneath, wall mounted electric heater, fitted carpet.

**Communal Gardens:** -

**St Peter's Church:** -

**Tenure:** - This is a leasehold property and, to the best of their knowledge, the vendor advises us that the property has a 'surrender and renew lease' meaning there will be a new lease of 99 years on completion with a combined service charge and ground rent of approximately £2,510 per annum.

Council Tax Band D £1,975 per annum.

As always buyers are advised to gain verification from their surveyor/solicitor during the conveyancing process.

**Disclaimer:** - While every care and effort has been made to ensure these details are correct their accuracy cannot be guaranteed and so should not form part of any contract.

## Property Photos

- ![Exterior:](/listings/photos/131198225/556870) - Exterior:
- ![Lounge:](/listings/photos/131198225/556874) - Lounge:
- ![Lounge/Dining Room:](/listings/photos/131198225/556876) - Lounge/Dining Room:
- ![Dining Room:](/listings/photos/131198225/556877) - Dining Room:
- ![Kitchen:](/listings/photos/131198225/556879) - Kitchen:
- ![Bedroom One:](/listings/photos/131198225/556881) - Bedroom One:
- ![Family Bathroom:](/listings/photos/131198225/556885) - Family Bathroom:
- ![Communal Gardens:](/listings/photos/131198225/556887) - Communal Gardens:
- ![Communal Gardens:](/listings/photos/131198225/556889) - Communal Gardens:
- ![St Peter's Church:](/listings/photos/131198225/556892) - St Peter's Church:

## Floorplans

- ![FloorPlan.jpg](/listings/photos/131198225/556895) - FloorPlan.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/131198225/556898) - EE Rating

## FENSA Certificates

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

### FENSA Certificate #9181015
- **Address:** 29 Herne Court, Richfield Road, WD23 4XF
- **Certificate Issued:** 12/11/2012
- **Work Completed:** 12/09/2011
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #976689
- **Address:** 29 Herne Court, Richfield Road, WD23 4XF
- **Certificate Issued:** 19/09/2003
- **Work Completed:** 04/08/2003
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| HERNE COURT 29 RICHFIELD ROAD, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4XF | £130,000 | 22/08/2024 | 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 |
|---------|-------|------|------|
| [Same street] HERNE COURT 19 RICHFIELD ROAD, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4XF | £117,500 | 13/10/2023 | Flat |
| [Same street] HERNE COURT 4 RICHFIELD ROAD, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4XF | £270,000 | 29/09/2021 | Flat |

**Street average:** £193,750 (2 sales)

## Price vs local average

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

- **Local average:** £10,500,000 (1 Other, WD23, 2024–2026)
- **Deviation:** -98.7%

## Rental Range

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

- **Low:** £1,616/mo
- **Realistic:** £1,796/mo
- **Optimistic:** £1,976/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £947/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 |
|------|------|------|------|------|
| 1 Bed Flat, St. Peters Close, WD23 | £1,050/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Maisonette, St. Peters Close, WD23 | £1,300/mo | 1 | 0.16 miles | OpenRent |
| 1 Bed Flat, Langmead Drive, WD23 | £1,450/mo | 1 | 0.33 miles | OpenRent |
| 1 Bed Flat, Greenwood Close, WD23 | £1,350/mo | 1 | 0.34 miles | OpenRent |
| 1 Bed Flat, Greenwood Close, WD23 | £1,450/mo | 1 | 0.34 miles | OpenRent |
| 1 Bed Flat, Steeplands, WD23 | £1,250/mo | 1 | 0.48 miles | OpenRent |

**Average rent: £1,308/mo (6 listings)**

## 1% Rule

- **Rent ratio:** 0.98% (okay)
- **Max investor price (0.8%):** £165,625
- **Target investor price (1%):** £132,500

*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 £1,325/mo).*

- **Gross yield:** 11.8%
- **Cost-to-rent:** 8.5×
- **Monthly cashflow:** £636/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 19.5%

*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:** 1614.3%

## House Price Index (HM Land Registry)

*Official index for Hertsmere; All dwelling types series; as of March 2026.*

- **1y growth (index):** 2.6%
- **5y growth (index):** 8.3%
- **10y growth (index):** 18.1%

## 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)

Exterior: Lounge: Lounge/Dining Room: Dining Room: Kitchen: Bedroom One: Family Bathroom: Communal Gardens: Communal Gardens: St Peter's Church:

/ 10

Property details

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

47 m²

Last sold

£130,000 Aug 2024

Local average

£10,500,000 (-98.7%)

Deprivation

Decile 9 (29,320 of 33,755)

Street crime

106 incidents within 1 mile (Apr 2026)

Key features

Large One Bedroom Apartment
Ground Floor
Over 60's Retirement Apartment
Communal Gardens
Own Front Door
Chain Free

Description

Benjamin Stevens are pleased to present this one bedroom over 60's retirement apartment located in Bushey Heath within easy walking distance of local shops, restaurant and places of worship. Located on the ground floor with its own front door this property offers independent living while still having access to communal facilities included the gardens and communal lounge.
Offered to the market CHAIN FREE phone for more details and to arrange a viewing.

Exterior: -

Entrance Hall: - Obscured double glazed door to side.
Double glazed door leading to the lounge/dining room.

Lounge: -

Lounge/Dining Room: - Double glazed window to front, wall mounted electric heater, door to storage cupboard, fitted carpet.

Dining Room: -

Kitchen: - Double glazed window to rear, a range of fitted wall and base units, recess and plumbing for a washing machine, under counter electric oven, ceramic hob, cooker hood, space for a under counter fridge freezer, wall mounted electric heater, lino flooring.

Bedroom One: - Double glazed window to rear, built in wardrobe storage, wall mounted electric heater, fitted carpet.

Family Bathroom: - Part tiled walls, panel enclosed bath with hand shower attachment over, low flush WC, vanity hand wash basin with storage underneath, wall mounted electric heater, fitted carpet.

Communal Gardens: -

Communal Gardens: -

St Peter's Church: -

Tenure: - This is a leasehold property and, to the best of their knowledge, the vendor advises us that the property has a 'surrender and renew lease' meaning there will be a new lease of 99 years on completion with a combined service charge and ground rent of approximately £2,510 per annum.
Council Tax Band D £1,975 per annum.
As always buyers are advised to gain verification from their surveyor/solicitor during the conveyancing process.

Disclaimer: - While every care and effort has been made to ensure these details are correct their accuracy cannot be guaranteed and so should not form part of any contract.

Listed by

Bushey

BENJAMIN STEVENS (LONDON) LIMITED

Reference: 131198225

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

FloorPlan.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #9181015

Property Details

Street: 29 Herne Court

Town: Richfield Road

Postcode: WD23 4XF

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 12/11/2012

Work Completed: 12/09/2011

This certificate data was retrieved from FENSA's database

FENSA Certificate #976689

Property Details

Street: 29 Herne Court

Town: Richfield Road

Postcode: WD23 4XF

Installation Details

Items: 1 window

Certificate Issued: 19/09/2003

Work Completed: 04/08/2003

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

Event	Date	Price	% change
Sold	22/08/2024 (1 year ago)	£130,000	—

Source: HM Land Registry Price Paid Data. Crown copyright.

Sold Comparables

Same street and nearby sales within 0.25 miles (last 5 years). Data from Land Registry Price Paid.

Address	Price	Date	Type
Same street HERNE COURT 19 RICHFIELD ROAD, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4XF	£117,500	13/10/2023	Flat
Same street HERNE COURT 4 RICHFIELD ROAD, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4XF	£270,000	29/09/2021	Flat

Street average: £193,750 (2 sales)

Capital growth trend

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

5y growth 1614.3%

House Price Index (HM Land Registry — official index, not sold-price averages): Hertsmere. Series: All dwelling types. As of March 2026.

1y (index) 2.6%

5y (index) 8.3%

10y (index) 18.1%

Company ownership

Registered legal owner is a company.

Company-owned (UK company)

Company: HOME GROUP LIMITED (22981R)

Rental Range

Estimated market rent for Hertsmere. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,616/mo

Realistic £1,796/mo

Optimistic £1,976/mo

Based on Local Authority from postcode lookup → Hertsmere.

LHA (30th percentile) floor for South West Herts: £947/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD23 4XF

Address

Richfield Road

Nearby

Nearest stations, universities and amenities (distance from property).

Type	Name	Distance
Bus stop	Three Crowns PH	0.2 miles
Bus stop	Bushey Heath / Thee Crowns	0.2 miles
Shop	James Lakeland	0.3 miles
Shop	The Jewellery Workshop	0.3 miles
University	John Scales Centre for Biomedical Engineering	1.4 miles
Train station	Bushey	1.7 miles
Train station	Carpenders Park	1.9 miles
Hospital	Watford General Hospital	2.6 miles
University	Middlesex University	5.4 miles
Hospital	Priory Hospital	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	59
Anti-social behaviour	13
Criminal damage and arson	9
Other theft	5
Public order	5
Burglary	3
Other crime	3
Vehicle crime	3
Robbery	2
Theft from the person	2
Drugs	1
Shoplifting	1
Total incidents	106

Within 1 mile during Apr 2026. Source: data.police.uk (England & Wales).

Schools nearby

Nearest open schools with Ofsted ratings (England). Closed schools are not shown. Data from Get Information about Schools and Ofsted.

Name	Type	Distance	Ofsted
Bushey Heath Primary School	Primary	0.3 miles	Outstanding — 6 Mar 2024
Merry Hill Infant School and Nursery	Primary	0.4 miles	Good — 20 Mar 2024
Ashfield Junior School	Primary	0.5 miles	Good — 30 Jul 2023
Immanuel College	Other	0.5 miles	— (No rating)
St Hilda's School	Other	0.5 miles	— (No rating)

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
1 Bed Flat, St. Peters Close, WD23	£1,050/mo	1	0.16 miles	OpenRent
1 Bed Maisonette, St. Peters Close, WD23	£1,300/mo	1	0.16 miles	OpenRent
1 Bed Flat, Langmead Drive, WD23	£1,450/mo	1	0.33 miles	OpenRent
1 Bed Flat, Greenwood Close, WD23	£1,350/mo	1	0.34 miles	OpenRent
1 Bed Flat, Greenwood Close, WD23	£1,450/mo	1	0.34 miles	OpenRent
1 Bed Flat, Steeplands, WD23	£1,250/mo	1	0.48 miles	OpenRent

Average rent: £1,308/mo (6 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.98%

Max investor price (0.8%) £165,625

Target investor price (1%) £132,500

Gross yield 11.8%

Cost-to-rent ratio 8.5×

Monthly cashflow £636/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 19.5%

Rent ratio — Monthly rent ÷ purchase price (1% rule). 1%+ = strong, 0.8–1% = okay, <0.8% = weak for cashflow.
Max investor price — Rent ÷ 0.8%; the price at which rent would be 0.8% of price (Stoke-style target).
Target investor price — Rent ÷ 1%; the price at which rent would be 1% of price (strong cashflow band).
Gross yield — Annual rent as % of purchase price (no costs).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).

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