Sold STC Detached

21 TUNNEL WOOD ROAD

WATFORD, HERTFORDSHIRE WD17 4SN

5 beds 2 baths 206 m² Listed 19 Mar 2025 (-488d)

£1,350,000

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# 5 bedroom detached house for sale (WD17 4SN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE WD17 4SN |
| Price | £1,350,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Council tax | TBC |
| Last sold | £1,335,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 30/09/2034
- **Current heating cost:** £1,507/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/9380-2899-6400-2404-5205)

## Description

A sweeping gravel driveway and manicured front garden lead to an attractive porch, which opens into a spacious entrance hallway, setting the tone for the rest of the home.

The ground floor features a generous front reception room with views of the front garden. To the rear, the heart of the home reveals a light-filled kitchen/dining area, equipped with integrated appliances, complemented by a central island and stylish cabinetry, an ideal space for family meals and entertaining. A dual-aspect family room, currently used as a snug and playroom, an expansive utility room boasting a range of fitted units, with access into the garage and guest cloakroom complete the ground floor.

Upstairs accommodates five double bedrooms, including a principal bedroom with an en-suite shower room. The large family bathroom offers both a whirlpool bath and a multi-jet walk-in shower off the landing.

Outside, the secluded rear garden features an expansive patio and lawn with mature borders, providing sunlight from late morning through to the evening with the front of the property providing off-street parking for multiple cars.

Further highlights include access to the garden from multiple rooms, gas central heating and double glazing.

Located on Tunnel Wood Road, the property is within easy reach of Central Watford, with a wide selection of shops, restaurants, coffee houses, supermarkets, and the Atria shopping centre. The area is served by reputable schools, including the popular Cassiobury and Nascot Wood Schools. Excellent transport links include the Metropolitan Line and Main Line train stations, offering frequent services to central London and beyond, as well as easy access to the M25 and M1.

## Property Photos

- ![Picture No. 23](/listings/photos/159637808/1239704) - Picture No. 23
- ![Picture No. 10](/listings/photos/159637808/1239705) - Picture No. 10
- ![Picture No. 04](/listings/photos/159637808/1239706) - Picture No. 04
- ![Picture No. 24](/listings/photos/159637808/1239707) - Picture No. 24
- ![Picture No. 07](/listings/photos/159637808/1239708) - Picture No. 07
- ![Picture No. 05](/listings/photos/159637808/1239709) - Picture No. 05
- ![Picture No. 03](/listings/photos/159637808/1239710) - Picture No. 03
- ![Picture No. 01](/listings/photos/159637808/1239711) - Picture No. 01
- ![Picture No. 08](/listings/photos/159637808/1239712) - Picture No. 08
- ![Picture No. 09](/listings/photos/159637808/1239713) - Picture No. 09
- ![Picture No. 15](/listings/photos/159637808/1239714) - Picture No. 15
- ![Picture No. 16](/listings/photos/159637808/1239715) - Picture No. 16
- ![Picture No. 12](/listings/photos/159637808/1239716) - Picture No. 12
- ![Picture No. 14](/listings/photos/159637808/1239717) - Picture No. 14
- ![Picture No. 13](/listings/photos/159637808/1239718) - Picture No. 13
- ![Picture No. 06](/listings/photos/159637808/1239719) - Picture No. 06
- ![Picture No. 27](/listings/photos/159637808/1239720) - Picture No. 27

## Floorplans

- ![Floorplan](/listings/photos/159637808/1239721) - Floorplan

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/159637808/1239722) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SN | £1,335,000 | 27/01/2026 | Detached |
| 21 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SN | £1,180,000 | 31/10/2017 | 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 |
|---------|-------|------|------|
| 31 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE | £1,500,000 | 28/11/2025 | Detached |
| 16 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU | £1,270,000 | 18/12/2023 | Detached |
| 57 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GD | £984,000 | 13/10/2023 | Detached |
| 5 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU | £1,175,000 | 29/09/2023 | Detached |
| 29C NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE | £1,386,000 | 10/08/2023 | Detached |
| 62 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE | £950,000 | 12/01/2023 | Detached |
| 6 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SQ | £1,275,000 | 04/11/2022 | Detached |
| 23 TUNNEL WOOD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SW | £1,150,000 | 11/03/2022 | Detached |
| 10 RUFFORD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4UU | £1,325,000 | 08/02/2022 | Detached |
| 19 LINGFIELD WAY, WATFORD, HERTFORDSHIRE, WD17 4UW | £862,500 | 29/10/2021 | Detached |
| 54 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE | £940,000 | 21/10/2021 | Detached |
| 34 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SG | £960,000 | 28/09/2021 | Detached |
| 1 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4BN | £925,000 | 10/09/2021 | Detached |

**Area average:** £1,130,962 (13 sales)

## Price vs local average

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

- **Local average:** £1,020,636 (11 Detached, WD17, 2024–2026)
- **Deviation:** +32.3%

## 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):** £1,995/mo

## 1% Rule

- **Rent ratio:** 0.13% (weak for cashflow)
- **Max investor price (0.8%):** £226,750
- **Target investor price (1%):** £181,400

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £6,553/m²

## Capital growth trend

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

- **5y growth:** 3%
- **10y growth:** 12.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 1.2%
- **5y growth (index):** 7%
- **10y growth (index):** 22.8%

## 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)

Picture No. 23 Picture No. 10 Picture No. 04 Picture No. 24 Picture No. 07 Picture No. 05 Picture No. 03 Picture No. 01 Picture No. 08 Picture No. 09 Picture No. 15 Picture No. 16 Picture No. 12 Picture No. 14 Picture No. 13 Picture No. 06 Picture No. 27

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Property details

Tenure

FREEHOLD

Floor area

206 m²

Council tax band

TBC

EPC rating

Last sold

£1,335,000 Jan 2026

Price per m²

£6,553/m²

Local average

£1,020,636 (+32.3%)

Deprivation

Decile 10 (33,428 of 33,755)

Street crime

199 incidents within 1 mile (May 2026)

Key features

Five Double Bedrooms
Off Street Parking
Garage
Double Glazing
Gas Central Heating
Utility Room

Additional details

Parking: Yes
Garden: Yes

Description

Nestled in a quiet turning off the prestigious Nascot Wood Road, this impressive five bedroom detached family home is set on a sizeable plot and spans over 2,800 sq ft, offering versatile accommodation throughout.

A sweeping gravel driveway and manicured front garden lead to an attractive porch, which opens into a spacious entrance hallway, setting the tone for the rest of the home.

The ground floor features a generous front reception room with views of the front garden. To the rear, the heart of the home reveals a light-filled kitchen/dining area, equipped with integrated appliances, complemented by a central island and stylish cabinetry, an ideal space for family meals and entertaining. A dual-aspect family room, currently used as a snug and playroom, an expansive utility room boasting a range of fitted units, with access into the garage and guest cloakroom complete the ground floor.

Upstairs accommodates five double bedrooms, including a principal bedroom with an en-suite shower room. The large family bathroom offers both a whirlpool bath and a multi-jet walk-in shower off the landing.

Outside, the secluded rear garden features an expansive patio and lawn with mature borders, providing sunlight from late morning through to the evening with the front of the property providing off-street parking for multiple cars.

Further highlights include access to the garden from multiple rooms, gas central heating and double glazing.

Located on Tunnel Wood Road, the property is within easy reach of Central Watford, with a wide selection of shops, restaurants, coffee houses, supermarkets, and the Atria shopping centre. The area is served by reputable schools, including the popular Cassiobury and Nascot Wood Schools. Excellent transport links include the Metropolitan Line and Main Line train stations, offering frequent services to central London and beyond, as well as easy access to the M25 and M1.

Listed by

Watford

Dey King and Haria Estate Agents

Reference: 159637808

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 01/10/2024

Expiry date: 30/09/2034

Current heating cost: £1,507/year

Potential heating cost: £1,307/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

EPC Graphs

EPC Rating Graph

Price history

13% since 2017

Event	Date	Price	% change
Sold	27/01/2026 (5 months ago)	£1,335,000	+13.1%
Sold	31/10/2017 (8 years ago)	£1,180,000	—

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
31 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE	£1,500,000	28/11/2025	Detached
16 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU	£1,270,000	18/12/2023	Detached
57 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GD	£984,000	13/10/2023	Detached
5 ROUNTON CLOSE, WATFORD, HERTFORDSHIRE, WD17 4DU	£1,175,000	29/09/2023	Detached
29C NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4WE	£1,386,000	10/08/2023	Detached
62 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE	£950,000	12/01/2023	Detached
6 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SQ	£1,275,000	04/11/2022	Detached
23 TUNNEL WOOD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4SW	£1,150,000	11/03/2022	Detached
10 RUFFORD CLOSE, WATFORD, HERTFORDSHIRE, WD17 4UU	£1,325,000	08/02/2022	Detached
19 LINGFIELD WAY, WATFORD, HERTFORDSHIRE, WD17 4UW	£862,500	29/10/2021	Detached
54 TUNNEL WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4GE	£940,000	21/10/2021	Detached
34 NASCOT WOOD ROAD, WATFORD, HERTFORDSHIRE, WD17 4SG	£960,000	28/09/2021	Detached
1 ARMAND CLOSE, WATFORD, HERTFORDSHIRE, WD17 4BN	£925,000	10/09/2021	Detached

Area average: £1,130,962 (13 sales)

Capital growth trend

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

5y growth 3%

10y growth 12.6%

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

1y (index) 1.2%

5y (index) 7%

10y (index) 22.8%

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: £1,995/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD17 4SN

Nearby

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

Type	Name	Distance
Bus stop	Tunnel Wood Road	0.1 miles
Shop	Unknown	0.5 miles
Shop	Tesco Express	0.5 miles
Train station	Watford North	1.0 miles
Train station	Cassiobury Park Station	1.0 miles
Hospital	Watford General Hospital	1.9 miles
University	Middlesex University	9.2 miles
University	Flood Hazard Research Centre	9.2 miles

Street-level crime

Category	Count
Violence and sexual offences	83
Anti-social behaviour	38
Vehicle crime	14
Public order	13
Other theft	12
Drugs	9
Shoplifting	8
Criminal damage and arson	6
Other crime	5
Burglary	4
Robbery	3
Bicycle theft	2
Theft from the person	2
Total incidents	199

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
Beechfield School	Primary	0.3 miles	Good — 12 Jul 2022
The Orchard Primary School	Primary	0.3 miles	Good — 13 Jun 2011
Nascot Wood Junior School	Primary	0.4 miles	Outstanding — 29 Nov 2023
Nascot Wood Infant and Nursery School	Primary	0.4 miles	Good — 11 Dec 2023
Cherry Tree Primary School	Primary	0.6 miles	Good — 30 Sep 2022

Rental Comparables

Rental listings exist nearby, but none matched the 5-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.13%

Max investor price (0.8%) £226,750

Target investor price (1%) £181,400

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).