# 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)
- ![Photo](/listings/photos/162126752/1254256)
- ![Photo](/listings/photos/162126752/1254257)
- ![Photo](/listings/photos/162126752/1254258)
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- ![Photo](/listings/photos/162126752/1254262)
- ![Photo](/listings/photos/162126752/1254264)
- ![Photo](/listings/photos/162126752/1254266)
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- ![Photo](/listings/photos/162126752/1254274)
- ![Photo](/listings/photos/162126752/1254275)
- ![Photo](/listings/photos/162126752/1254276)
- ![Photo](/listings/photos/162126752/1254277)

## 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)