# 1 bedroom apartment for sale (AL4 9NL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 14 THE BERRIES, ST ALBANS, SANDRIDGE, HERTFORDSHIRE AL4 9NL |
| Price | £240,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | B |
| Last sold | £222,500 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 20/09/2031
- **Current heating cost:** £289/year
- **Est. upgrade cost to C:** £225

### Recommendations
- A (£100 - £350)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/4900-7890-0422-8025-3193)

## Description

A well-presented one-bedroom first floor maisonette situated close to Sandringham School and The Quadrant shops. The property comes with a long lease and no upper chain.

Lettings and Property Management

We offer a complete range of services for Landlords, from fully managed lets to advertising only. Each Landlord who chooses full management has a personal Property Manager and all our fees are based on a ‘no let - no fee’ basis.

DISCLAIMER

These particulars are a general guide only. They do not form part of any contract. Services, systems and appliances have not been tested.

BUYERS INFORMATION

To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, Lifetime Legal, who will contact you directly at an agreed time to do this. They will need the full name, date of birth and current address of all buyers and ID. There is a nominal charge of £80 inc VAT for this (for the transaction not per person), payable direct to Lifetime Legal. Please note, we are unable to advertise a property or issue a memorandum of sale until the checks are complete.

CONVEYANCING

Through our partners Frost's Conveyancing, we can introduce you to solicitors who specialise in conveyancing. Ask us for further information today.

MORTGAGES

YOUR HOME MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON YOUR MORTGAGE

Exclusive deals are made available to Embrace Financial Services by PRIMIS Mortgage Network, to which Embrace Financial Services are an Appointed Representative

Frosts Estate Agents is an Introducer Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Limited which is authorised and regulated by the Financial Conduct Authority for mortgages, protection insurance and general insurance products.

Embrace Financial Services Ltd. is an Appointed Representative of PRIMIS Mortgage Network, a trading name of First Complete Ltd which is authorised and regulated by the Financial Conduct Authority.

REFERRAL FEES

We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying. We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider. The ancillary service provider may be an associated company of Forst's.

FMS250231/1

## Property Photos

- ![Picture No. 21](/listings/photos/164025725/1325212) - Picture No. 21
- ![Picture No. 13](/listings/photos/164025725/1325213) - Picture No. 13
- ![Picture No. 14](/listings/photos/164025725/1325214) - Picture No. 14
- ![Picture No. 15](/listings/photos/164025725/1325215) - Picture No. 15
- ![Picture No. 16](/listings/photos/164025725/1325216) - Picture No. 16
- ![Picture No. 17](/listings/photos/164025725/1325217) - Picture No. 17
- ![Picture No. 18](/listings/photos/164025725/1325218) - Picture No. 18

## Floorplans

- ![Floorplan](/listings/photos/164025725/1325219) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 14 THE BERRIES, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9NL | £222,500 | 05/12/2025 | Flat |
| 14 THE BERRIES, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9NL | £215,000 | 02/09/2022 | 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 |
|---------|-------|------|------|
| 10 WHEAT CLOSE, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9NN | £139,000 | 09/02/2023 | Flat |
| 120 FLAT 2 ST ALBANS ROAD, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9LL | £400,000 | 20/12/2022 | Flat |
| 39 BOLING BROOK, ST ALBANS, HERTFORDSHIRE, AL4 9NP | £235,000 | 28/11/2022 | Flat |
| 29 LAYBROOK, ST ALBANS, HERTFORDSHIRE, AL4 9NJ | £234,995 | 25/11/2022 | Flat |
| 37 BRECKEN CLOSE, ST ALBANS, HERTFORDSHIRE, AL4 9LF | £215,000 | 05/08/2022 | Flat |
| 29 BOLING BROOK, ST ALBANS, HERTFORDSHIRE, AL4 9NP | £235,000 | 16/05/2022 | Flat |
| 27 BOLING BROOK, ST ALBANS, HERTFORDSHIRE, AL4 9NP | £280,000 | 16/05/2022 | Flat |
| 24 RUNCIE CLOSE, ST ALBANS, HERTFORDSHIRE, AL4 9AX | £335,000 | 28/01/2022 | Flat |
| 27 BOLING BROOK, ST ALBANS, HERTFORDSHIRE, AL4 9NP | £210,000 | 14/09/2021 | Flat |

**Area average:** £253,777 (9 sales)

## Price vs local average

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

- **Local average:** £297,609 (22 Flat, AL4, 2024–2026)
- **Deviation:** -19.4%

## Rental Range

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

- **Low:** £1,733/mo
- **Realistic:** £1,925/mo
- **Optimistic:** £2,118/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 |
|------|------|------|------|------|
| Studio Flat, Watson Avenue, AL3 | £1,000/mo | 1 | 0.7 miles | OpenRent |
| Studio Flat, Battlefield Road, AL1 | £950/mo | 1 | 0.8 miles | OpenRent |

**Average rent: £975/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £121,875
- **Target investor price (1%):** £97,500

*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 £975/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.5×
- **Monthly cashflow:** £-93/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.6%

*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:** £4,444/m²

## Capital growth trend

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

- **5y growth:** -22.6%
- **10y growth:** 7.6%

## House Price Index (HM Land Registry)

*Official index for St Albans; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -0.5%
- **5y growth (index):** 2.6%
- **10y growth (index):** 6.5%

## 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)