# 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 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. ## 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:** 0.8% - **10y growth:** 7.5% ## 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)