Sold STC Terraced

137 HIGH ROAD

WATFORD, LEAVESDEN, HERTFORDSHIRE WD25 7AP

3 beds 1 baths 92 m² Listed 19 May 2025 (-428d)

£500,000

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# 3 bedroom terraced house for sale (WD25 7AP)

## Property Details

| Key | Value |
|-----|-------|
| Address | 137 HIGH ROAD, WATFORD, LEAVESDEN, HERTFORDSHIRE WD25 7AP |
| Price | £500,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £475,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 08/09/2034
- **Current heating cost:** £839/year
- **Est. upgrade cost to C:** £10,500

### Recommendations
- B (£500 - £1,500)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0413-3041-7201-8814-7200)

## Description

**SUMMARY**

***CLOSE TO SEVERAL SOUGHT AFTER SCHOOLS INCLUDING PARMITERS***TWO DOUBLE BEDROOMS PLUS ONE SINGLE BEDROOM***GARAGE***MODERN DECORATIVE ORDER***EXTENDED LOUNGE***

**DESCRIPTION**

A fantastic three bedroom terrace house, perfect for the growing family.  On the ground floor there is a downstairs cloakroom, an inner lobby, a modern fitted kitchen and a large living room overlooking the rear garden.  To the first floor there are two double bedroom and a single bedroom, plus the family shower room.  Added benefits include garage, off road parking, excellent decorative order and well-positioned for Leavesden Green school, Kingsway, Albans Wood and highly reputable Parmiters.

**Entrance Hall**

Front door.

**Cloakroom**

WC, wash hand basin.

**Kitchen** 13' 11" x 7' 11" max ( 4.24m x 2.41m max )

Fitted kitchen comprising wall and base units, cooker point, sink with drainer, window.

**Lounge** 18' 8" x 16' 8" ( 5.69m x 5.08m )

Two radiators, window, patio doors to garden.

**First Floor Landing**

**Bedroom 1** 10' 4" x 12' 2" ( 3.15m x 3.71m )

Window, radiator.

**Bedroom 2** 12' 2" x 5' 11" ( 3.71m x 1.80m )

Radiator, window.

**Bedroom 3** 11' 2" x 8'  ( 3.40m x 2.44m )

Radiator, window.

**Shower Room**

Wash hand basin, shower cubicle, window, heated towel rail, WC.

**Loft Space**

Power & light, boarded.

**Outside**

**Front Garden**

Paved.

**Rear Garden**

Lawn area, patio, garage, service road to rear.

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/162126752/1254255)
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## Floorplans

- ![Floorplan 1](/listings/photos/162126752/1254279) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/162126752/1254280) - EPC

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #11544747
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 04/04/2016
- **Work Completed:** 04/03/2016
- **Items:** 7 window(s), 1 door(s)

### FENSA Certificate #13203148
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 29/10/2018
- **Work Completed:** 26/09/2018
- **Items:** 1 door(s)

### FENSA Certificate #16280619
- **Address:** 137 High Road, Leavesden, WD25 7AP
- **Certificate Issued:** 05/05/2024
- **Work Completed:** 07/03/2024
- **Items:** 1 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 137 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £475,000 | 28/01/2026 | Terraced |
| 137 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £150,000 | 02/11/2001 | Terraced |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| 36 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DR | £500,000 | 28/11/2025 | Terraced |
| SHERWOOD COURT 3 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7PA | £485,000 | 25/05/2023 | Terraced |
| 1 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £455,000 | 12/04/2023 | Terraced |
| [Same street] 155 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £265,000 | 17/03/2023 | Flat |
| 4 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £440,000 | 28/10/2022 | Terraced |
| 139 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS | £520,000 | 26/07/2022 | Terraced |
| [Same street] 145 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP | £417,500 | 06/12/2021 | Terraced |
| 36 CHAPEL CLOSE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AR | £454,000 | 06/12/2021 | Terraced |
| 5 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB | £440,000 | 07/09/2021 | Terraced |
| 4 HUNTERS LANE, WATFORD, HERTFORDSHIRE, WD25 7BD | £657,000 | 18/08/2021 | Terraced |
| 133 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS | £455,000 | 16/08/2021 | Terraced |

**Street average:** £341,250 (2 sales)
**Area average:** £489,556 (9 sales)

## Price vs local average

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

- **Local average:** £446,476 (21 Terraced, WD25, 2024–2026)
- **Deviation:** +12%

## Rental Range

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

- **Low:** £1,633/mo
- **Realistic:** £1,814/mo
- **Optimistic:** £1,995/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,496/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 |
|------|------|------|------|------|
| 3 Bed Semi-Detached House, Kings Wood Rd, WD25 | £1,950/mo | 3 | 0.53 miles | OpenRent |
| 3 Bed Terraced House, Hemming Way, WD25 | £1,950/mo | 3 | 0.54 miles | OpenRent |
| 3 Bed Terraced House, Starling Place, WD25 | £2,200/mo | 3 | 0.83 miles | OpenRent |
| 3 Bed Maisonette, Trevellance Way, WD25 | £1,850/mo | 3 | 0.94 miles | OpenRent |

**Average rent: £1,988/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.39% (weak for cashflow)
- **Max investor price (0.8%):** £243,750
- **Target investor price (1%):** £195,000

*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 £1,950/mo).*

- **Gross yield:** 4.7%
- **Cost-to-rent:** 21.4×
- **Monthly cashflow:** £-239/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -2%

*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:** £5,435/m²

## Capital growth trend

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

- **5y growth:** 7.9%
- **10y growth:** 14.1%

## House Price Index (HM Land Registry)

*Official index for Watford; Terraced series; as of April 2026.*

- **1y growth (index):** 2.1%
- **5y growth (index):** 7.2%
- **10y growth (index):** 25.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

92 m²

Council tax band

EPC rating

Last sold

£475,000 Jan 2026

Price per m²

£5,435/m²

Local average

£446,476 (+12%)

Deprivation

Decile 7 (21,772 of 33,755)

Street crime

209 incidents within 1 mile (May 2026)

Key features

Gas central heating
Council tax band D
Entended lounge
Garage
Close to several prestigious schools
Well maintained rear garden

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Accessibility: No wheelchair access
Parking: Yes
Garden: Yes
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No

Description

SUMMARY
*CLOSE TO SEVERAL SOUGHT AFTER SCHOOLS INCLUDING PARMITERS*TWO DOUBLE BEDROOMS PLUS ONE SINGLE BEDROOM*GARAGE*MODERN DECORATIVE ORDER*EXTENDED LOUNGE*

DESCRIPTION
A fantastic three bedroom terrace house, perfect for the growing family. On the ground floor there is a downstairs cloakroom, an inner lobby, a modern fitted kitchen and a large living room overlooking the rear garden. To the first floor there are two double bedroom and a single bedroom, plus the family shower room. Added benefits include garage, off road parking, excellent decorative order and well-positioned for Leavesden Green school, Kingsway, Albans Wood and highly reputable Parmiters.

Entrance Hall
Front door.

Cloakroom
WC, wash hand basin.

Kitchen 13' 11" x 7' 11" max ( 4.24m x 2.41m max )
Fitted kitchen comprising wall and base units, cooker point, sink with drainer, window.

Lounge 18' 8" x 16' 8" ( 5.69m x 5.08m )
Two radiators, window, patio doors to garden.

First Floor Landing

Bedroom 1 10' 4" x 12' 2" ( 3.15m x 3.71m )
Window, radiator.

Bedroom 2 12' 2" x 5' 11" ( 3.71m x 1.80m )
Radiator, window.

Bedroom 3 11' 2" x 8' ( 3.40m x 2.44m )
Radiator, window.

Shower Room
Wash hand basin, shower cubicle, window, heated towel rail, WC.

Loft Space
Power & light, boarded.

Outside

Front Garden
Paved.

Rear Garden
Lawn area, patio, garage, service road to rear.

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.

Listed by

Leavesden

Connells

Reference: 162126752

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 09/09/2024

Expiry date: 08/09/2034

Current heating cost: £839/year

Potential heating cost: £797/year

Est. upgrade cost to C: £10,500

Recommendations

Cavity wall insulation (£500 - £1,500)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #11544747

Property Details

Street: 137 High Road

Town: Leavesden

Postcode: WD25 7AP

Installation Details

Items: 7 windows and 1 door

Certificate Issued: 04/04/2016

Work Completed: 04/03/2016

This certificate data was retrieved from FENSA's database

FENSA Certificate #13203148

Property Details

Street: 137 High Road

Town: Leavesden

Postcode: WD25 7AP

Installation Details

Items: 1 door

Certificate Issued: 29/10/2018

Work Completed: 26/09/2018

This certificate data was retrieved from FENSA's database

FENSA Certificate #16280619 Recent

Property Details

Street: 137 High Road

Town: Leavesden

Postcode: WD25 7AP

Installation Details

Items: 1 window

Certificate Issued: 05/05/2024

Work Completed: 07/03/2024

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

217% since 2001

Event	Date	Price	% change
Sold	28/01/2026 (5 months ago)	£475,000	+216.7%
Sold	02/11/2001 (24 years ago)	£150,000	—

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
36 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DR	£500,000	28/11/2025	Terraced
SHERWOOD COURT 3 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7PA	£485,000	25/05/2023	Terraced
1 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£455,000	12/04/2023	Terraced
Same street 155 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP	£265,000	17/03/2023	Flat
4 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£440,000	28/10/2022	Terraced
139 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS	£520,000	26/07/2022	Terraced
Same street 145 HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7AP	£417,500	06/12/2021	Terraced
36 CHAPEL CLOSE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AR	£454,000	06/12/2021	Terraced
5 HAMMER PARADE, WATFORD, HERTFORDSHIRE, WD25 7BB	£440,000	07/09/2021	Terraced
4 HUNTERS LANE, WATFORD, HERTFORDSHIRE, WD25 7BD	£657,000	18/08/2021	Terraced
133 LINDEN LEA, WATFORD, HERTFORDSHIRE, WD25 7DS	£455,000	16/08/2021	Terraced

Street average: £341,250 (2 sales)

Area average: £489,556 (9 sales)

Capital growth trend

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

5y growth 7.9%

10y growth 14.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Watford. Series: Terraced. As of April 2026.

1y (index) 2.1%

5y (index) 7.2%

10y (index) 25.9%

Rental Range

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

Low £1,633/mo

Realistic £1,814/mo

Optimistic £1,995/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) floor for South West Herts: £1,496/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD25 7AP

Nearby

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

Type	Name	Distance
Bus stop	Linden Lea	0.0 miles
Shop	Unknown	0.1 miles
Shop	Co-op Food	0.3 miles
Train station	Garston	1.3 miles
Train station	Watford North	1.5 miles
Hospital	Watford General Hospital	3.0 miles
University	Boltons Park Farm	9.5 miles
University	Middlesex University	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	84
Anti-social behaviour	51
Criminal damage and arson	17
Other theft	15
Public order	12
Vehicle crime	9
Other crime	6
Burglary	5
Drugs	5
Shoplifting	4
Robbery	1
Total incidents	209

Within 1 mile during May 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
Leavesden JMI School	Primary	0.1 miles	Good — 24 May 2023
Kingsway Infants' School	Primary	0.3 miles	Good — 10 Jul 2017
Kingsway Junior School	Primary	0.3 miles	Good — 21 Jul 2022
Alban Wood Primary School and Nursery	Primary	0.5 miles	Good — 25 Jan 2024
Kingswood Nursery School	Nursery	0.5 miles	Outstanding — 17 May 2017

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
3 Bed Semi-Detached House, Kings Wood Rd, WD25	£1,950/mo	3	0.53 miles	OpenRent
3 Bed Terraced House, Hemming Way, WD25	£1,950/mo	3	0.54 miles	OpenRent
3 Bed Terraced House, Starling Place, WD25	£2,200/mo	3	0.83 miles	OpenRent
3 Bed Maisonette, Trevellance Way, WD25	£1,850/mo	3	0.94 miles	OpenRent

Average rent: £1,988/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.39%

Max investor price (0.8%) £243,750

Target investor price (1%) £195,000

Gross yield 4.7%

Cost-to-rent ratio 21.4×

Monthly cashflow £-239/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -2%

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).