Sold STC Flat

56 PRINCIPAL COURT

LETCHWORTH GARDEN CITY, HERTFORDSHIRE SG6 1FL

2 beds 2 baths 66 m² Listed 27 Oct 2025 (-267d)

£280,000

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# 2 bedroom apartment for sale (SG6 1FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 56 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, HERTFORDSHIRE SG6 1FL |
| Price | £280,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Last sold | £280,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 03/07/2026 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £228/year

### Recommendations
- E (30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8166-7623-4130-7524-5902)

## Description

The property welcomes you with a spacious hallway featuring two built-in storage cupboards and access to a handy loft space, ideal for keeping everything neatly tucked away. The impressive living room is a real focal point, showcasing a stunning arched window with a Juliet balcony that fills the space with natural light. The contemporary kitchen combines practicality with style, boasting integrated appliances, sleek black wooden worktops, and stainless steel cabinetry.

Both bedrooms are generously sized doubles, with the principal bedroom benefitting from a private ensuite shower room. The main bathroom, refitted in 2022, adds a touch of luxury with its elegant freestanding bath, the perfect place to unwind.

Additional features include an allocated parking space and a superb central location. As the UK’s first Garden City, Letchworth offers a unique mix of countryside charm and urban convenience. The train station, with direct links to London and Cambridge, is within walking distance, while the 13-mile Greenway provides scenic walking and cycling routes around the town. Norton Common nature reserve is just a five-minute stroll away, and residents enjoy easy access to a range of amenities including shops, cafés, pubs, four gyms, and the much-loved outdoor Lido. The historic market town of Hitchin is also just a short ten-minute drive away.

**Hall**

**Living Room** - 5.47m x 4.39m (17'11" x 14'4")

**Kitchen** - 2.36m x 2.36m (7'8" x 7'8")

**Bedroom** - 3.74m x 2.93m (12'3" x 9'7")

**Ensuite** - 1.5m x 1.34m (4'11" x 4'4")

**Bedroom** - 3.7m x 2.65m (12'1" x 8'8")

**Bathroom** - 1.94m x 1.36m (6'4" x 4'5")

**Storage x 2**

## Property Photos

- ![Photo](/listings/photos/168639164/1346333)
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- ![Photo](/listings/photos/168639164/1346345)

## Floorplans

- ![Floorplan 1](/listings/photos/168639164/1346346) - Floorplan 1

## EPC Graphs

- ![EPC 1](/listings/photos/168639164/1346347) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 56 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £280,000 | 13/03/2026 | Flat |
| 56 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £235,000 | 06/09/2018 | 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 |
|---------|-------|------|------|
| [Same street] 55 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £275,000 | 22/02/2023 | Flat |
| 26 HAYSMAN CLOSE, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1UB | £196,000 | 19/12/2022 | Flat |
| [Same street] 30 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £270,000 | 06/09/2022 | Flat |
| 30 HAYSMAN CLOSE, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1UB | £199,000 | 20/05/2022 | Flat |
| [Same street] 26 PARKING SPACE PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £335,000 | 28/01/2022 | Other |
| [Same street] 26 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £335,000 | 28/01/2022 | Terraced |
| [Same street] 53 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £280,000 | 04/10/2021 | Flat |
| [Same street] 31 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL | £228,000 | 29/09/2021 | Flat |

**Street average:** £287,167 (6 sales)
**Area average:** £197,500 (2 sales)

## Price vs local average

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

- **Local average:** £198,633 (15 Flat, SG6, 2024–2026)
- **Deviation:** +41%

## Rental Range

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

- **Low:** £1,279/mo
- **Realistic:** £1,421/mo
- **Optimistic:** £1,563/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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 |
|------|------|------|------|------|
| 2 Bed Flat, Haysman Close, SG6 | £1,250/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, Icknield Way., SG6 | £750/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Flat, Kristiansand Way, SG6 | £1,250/mo | 2 | 0.49 miles | OpenRent |
| 2 Bed Flat, Park View, SG6 | £1,450/mo | 2 | 0.63 miles | OpenRent |
| 2 Bed End Terrace, Pix Road, SG6 | £1,500/mo | 2 | 0.67 miles | OpenRent |
| 2 Bed Flat, Norton Way South, SG6 | £1,695/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Flat, Norton Way South, SG6 | £1,500/mo | 2 | 0.73 miles | OpenRent |
| 2 Bed Terraced House, Sanderling Close, SG6 | £1,400/mo | 2 | 0.74 miles | OpenRent |
| 2 Bed Flat, Eastcheap, SG6 | £1,295/mo | 2 | 0.83 miles | OpenRent |

**Average rent: £1,343/mo (9 listings)**

## 1% Rule

- **Rent ratio:** 0.5% (weak for cashflow)
- **Max investor price (0.8%):** £175,000
- **Target investor price (1%):** £140,000

*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 £1,400/mo).*

- **Gross yield:** 6%
- **Cost-to-rent:** 16.7×
- **Monthly cashflow:** £132/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:** £4,242/m²

## Capital growth trend

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

- **5y growth:** -2.3%
- **10y growth:** 12.8%

## House Price Index (HM Land Registry)

*Official index for North Hertfordshire; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 2.5%
- **10y growth (index):** 14.3%

## 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

LEASEHOLD

Floor area

66 m²

Council tax band

EPC rating

Last sold

£280,000 Mar 2026

Price per m²

£4,242/m²

Local average

£198,633 (+41%)

Deprivation

Decile 8 (23,920 of 33,755)

Street crime

178 incidents within 1 mile (May 2026)

Key features

Beautiful south-facing apartment filled with natural light, character, and charm
Situated in the heart of Letchworth Garden City, within a friendly and well-connected community
Spacious entrance hallway with two storage cupboards and access to a handy loft space
Generous living room featuring a striking arched window and Juliet balcony
Modern fitted kitchen with integrated appliances, black wooden worktops, and stainless steel cabinetry
Two double bedrooms, including a principal bedroom with an ensuite shower room
Main bathroom refitted in 2022, complete with a luxurious freestanding bath
Allocated parking space included
Walking distance to Letchworth train station, with direct links to London and Cambridge
Close to Norton Common nature reserve, the 13-mile Greenway, shops, pubs, gyms, and the outdoor Lido with Hitchin just ten minutes away

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas, Double glazing, Gas central
Parking: Allocated
Garden: Communal garden
Flooded in last 5 years: No

Description

Located on the historic site of Old Norton School (est. 1908) and built in 2007, this beautiful south-facing apartment is brimming with light, character, and charm. Perfectly positioned in the heart of Letchworth Garden City, it offers a rare blend of style, space, and modern comfort within a friendly and well-connected community.
The property welcomes you with a spacious hallway featuring two built-in storage cupboards and access to a handy loft space, ideal for keeping everything neatly tucked away. The impressive living room is a real focal point, showcasing a stunning arched window with a Juliet balcony that fills the space with natural light. The contemporary kitchen combines practicality with style, boasting integrated appliances, sleek black wooden worktops, and stainless steel cabinetry.
Both bedrooms are generously sized doubles, with the principal bedroom benefitting from a private ensuite shower room. The main bathroom, refitted in 2022, adds a touch of luxury with its elegant freestanding bath, the perfect place to unwind.
Additional features include an allocated parking space and a superb central location. As the UK’s first Garden City, Letchworth offers a unique mix of countryside charm and urban convenience. The train station, with direct links to London and Cambridge, is within walking distance, while the 13-mile Greenway provides scenic walking and cycling routes around the town. Norton Common nature reserve is just a five-minute stroll away, and residents enjoy easy access to a range of amenities including shops, cafés, pubs, four gyms, and the much-loved outdoor Lido. The historic market town of Hitchin is also just a short ten-minute drive away.
Hall
Living Room - 5.47m x 4.39m (17'11" x 14'4")
Kitchen - 2.36m x 2.36m (7'8" x 7'8")
Bedroom - 3.74m x 2.93m (12'3" x 9'7")
Ensuite - 1.5m x 1.34m (4'11" x 4'4")
Bedroom - 3.7m x 2.65m (12'1" x 8'8")
Bathroom - 1.94m x 1.36m (6'4" x 4'5")
Storage x 2

Listed by

Shillington

VLS Estate Agents Limited

Reference: 168639164

EPC Rating & Upgrade Cost

This certificate expired on 03/07/2026. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 04/07/2016

Expiry date: 03/07/2026 (expired)

Current heating cost: £228/year

Potential heating cost: £233/year

Recommendations

Low energy lighting for all fixed outlets (30)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EPC 1

Price history

19% since 2018

Event	Date	Price	% change
Sold	13/03/2026 (4 months ago)	£280,000	+19.1%
Sold	06/09/2018 (7 years ago)	£235,000	—

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
Same street 55 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£275,000	22/02/2023	Flat
26 HAYSMAN CLOSE, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1UB	£196,000	19/12/2022	Flat
Same street 30 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£270,000	06/09/2022	Flat
30 HAYSMAN CLOSE, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1UB	£199,000	20/05/2022	Flat
Same street 26 PARKING SPACE PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£335,000	28/01/2022	Other
Same street 26 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£335,000	28/01/2022	Terraced
Same street 53 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£280,000	04/10/2021	Flat
Same street 31 PRINCIPAL COURT, LETCHWORTH GARDEN CITY, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG6 1FL	£228,000	29/09/2021	Flat

Street average: £287,167 (6 sales)

Area average: £197,500 (2 sales)

Capital growth trend

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

5y growth -2.3%

10y growth 12.8%

House Price Index (HM Land Registry — official index, not sold-price averages): North Hertfordshire. Series: Flats and maisonettes. As of April 2026.

1y (index) -1.2%

5y (index) 2.5%

10y (index) 14.3%

Rental Range

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

Low £1,279/mo

Realistic £1,421/mo

Optimistic £1,563/mo

Based on Local Authority from postcode lookup → North Hertfordshire.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SG6 1FL

Nearby

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

Type	Name	Distance
Bus stop	Eastholm	0.1 miles
Shop	Motorcycle Pit Stop	0.4 miles
Shop	The Secure Store	0.5 miles
Train station	Letchworth Garden City	0.7 miles
Train station	Baldock	1.4 miles
Hospital	Unknown	6.6 miles
University	University of Bedfordshire	8.2 miles
University	University of Bedfordshire : Putteridge Bury Campus	8.6 miles
Hospital	Widecombe Nursing Home	10.3 miles

Street-level crime

Category	Count
Violence and sexual offences	55
Anti-social behaviour	52
Criminal damage and arson	17
Shoplifting	15
Other theft	10
Public order	9
Drugs	8
Burglary	4
Robbery	3
Vehicle crime	3
Possession of weapons	2
Total incidents	178

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
Northfields Infants and Nursery School	Primary	0.5 miles	Requires improvement — 23 Jun 2024
The Grange Academy	Primary	0.5 miles	Good — 2 Mar 2022
Norton St Nicholas CofE (VA) Primary School	Primary	0.6 miles	Good — 19 Dec 2012
Hillshott Infant School and Nursery	Primary	0.7 miles	Good — 16 Feb 2011
Stonehill School	Primary	0.8 miles	Good — 16 Mar 2018

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
2 Bed Flat, Haysman Close, SG6	£1,250/mo	2	0.24 miles	OpenRent
2 Bed Flat, Icknield Way., SG6	£750/mo	2	0.27 miles	OpenRent
2 Bed Flat, Kristiansand Way, SG6	£1,250/mo	2	0.49 miles	OpenRent
2 Bed Flat, Park View, SG6	£1,450/mo	2	0.63 miles	OpenRent
2 Bed End Terrace, Pix Road, SG6	£1,500/mo	2	0.67 miles	OpenRent
2 Bed Flat, Norton Way South, SG6	£1,695/mo	2	0.73 miles	OpenRent
2 Bed Flat, Norton Way South, SG6	£1,500/mo	2	0.73 miles	OpenRent
2 Bed Terraced House, Sanderling Close, SG6	£1,400/mo	2	0.74 miles	OpenRent
2 Bed Flat, Eastcheap, SG6	£1,295/mo	2	0.83 miles	OpenRent

Average rent: £1,343/mo (9 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.5%

Max investor price (0.8%) £175,000

Target investor price (1%) £140,000

Gross yield 6%

Cost-to-rent ratio 16.7×

Monthly cashflow £132/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).