For sale Flat

Tom Lake Way

Watford, Hertfordshire, WD19, WD19 7FL

2 beds 2 baths Listed 18 Mar 2026 (-83d)

£415,000

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# 2 bedroom apartment for sale (WD19 7FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | Tom Lake Way, Watford, Hertfordshire, WD19, WD19 7FL |
| Price | £415,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Last sold | £390,000 |

## Description

A stunning and contemporary two-bedroom, two-bathroom ground floor apartment, complete with a private patio garden.

Finished to an exceptional standard throughout, the property offers a welcoming entrance hallway leading into an impressive 21ft open-plan living space. This bright and spacious area features a modern fitted kitchen with integrated appliances, a dining area, and a stylish lounge with direct access to the garden—perfect for both relaxing and entertaining.

The accommodation further comprises two generous double bedrooms, including a principal bedroom with en-suite, alongside a sleek and modern family bathroom.

Additional benefits include gas central heating, ample storage, an allocated secure covered parking space within the building, the remainder of an NHBC warranty, a long lease, and no ground rent.

Ideally located in the heart of South Oxhey Central, the property is just a short walk from a range of local amenities, including Carpenders Park Overground station, supermarkets, and shops. Excellent transport links are nearby, with easy access to the M25, M1, and A41. The area also offers a variety of schools, green spaces, woodland walks, and parks, with Northwood Metropolitan Line station just a short drive away.

## Property Photos

- ![Picture No. 03](/listings/photos/173452316/648331) - Picture No. 03
- ![Picture No. 15](/listings/photos/173452316/648332) - Picture No. 15
- ![Picture No. 13](/listings/photos/173452316/648333) - Picture No. 13
- ![Picture No. 16](/listings/photos/173452316/648335) - Picture No. 16
- ![Picture No. 22](/listings/photos/173452316/648336) - Picture No. 22
- ![Picture No. 18](/listings/photos/173452316/648337) - Picture No. 18
- ![Picture No. 20](/listings/photos/173452316/648338) - Picture No. 20
- ![Picture No. 04](/listings/photos/173452316/648339) - Picture No. 04
- ![Picture No. 09](/listings/photos/173452316/648340) - Picture No. 09
- ![Picture No. 05](/listings/photos/173452316/648342) - Picture No. 05
- ![Picture No. 06](/listings/photos/173452316/648343) - Picture No. 06
- ![Picture No. 07](/listings/photos/173452316/648344) - Picture No. 07
- ![Picture No. 08](/listings/photos/173452316/648345) - Picture No. 08
- ![Picture No. 10](/listings/photos/173452316/648346) - Picture No. 10
- ![Picture No. 11](/listings/photos/173452316/648348) - Picture No. 11
- ![Picture No. 12](/listings/photos/173452316/648350) - Picture No. 12
- ![Picture No. 14](/listings/photos/173452316/648353) - Picture No. 14
- ![Picture No. 19](/listings/photos/173452316/648355) - Picture No. 19
- ![Picture No. 21](/listings/photos/173452316/648358) - Picture No. 21
- ![Picture No. 17](/listings/photos/173452316/648361) - Picture No. 17
- ![Google Maps Image](/listings/photos/173452316/648363) - Google Maps Image

## Floorplans

- ![Floorplan](/listings/photos/173452316/648367) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £390,000 | 01/01/2023 | — |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ELLIOTT COURT 12 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £357,000 | 05/12/2025 | Flat |
| PEARKES HOUSE 16 FAIRFIELD AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EW | £412,000 | 28/11/2023 | Flat |
| TIPPEN COURT FLAT 19 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EH | £250,000 | 19/10/2023 | Flat |
| FAYER COURT 18 HENBURY WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EL | £336,000 | 12/07/2023 | Flat |
| FORGE HOUSE 22 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £225,375 | 29/06/2023 | Flat |
| [Same street] WADDINGTON HOUSE 30 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £385,000 | 24/04/2023 | Flat |
| ELLIOTT COURT 16 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £242,000 | 11/04/2023 | Flat |
| TIPPEN COURT FLAT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EH | £119,000 | 10/02/2023 | Flat |
| BUXTON HOUSE 42 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 06/02/2023 | Flat |
| [Same street] WADDINGTON HOUSE 21 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £350,000 | 31/01/2023 | Flat |
| [Same street] WADDINGTON HOUSE 1 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £365,000 | 27/01/2023 | Flat |
| [Same street] WADDINGTON HOUSE 24 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £395,000 | 22/12/2022 | Flat |
| BUXTON HOUSE 19 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 22/12/2022 | Flat |
| BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £380,000 | 16/12/2022 | Flat |
| BUXTON HOUSE 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £435,000 | 16/12/2022 | Flat |
| BUXTON HOUSE 35 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 12/12/2022 | Flat |
| FORGE HOUSE 12 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £133,425 | 09/12/2022 | Flat |
| BUXTON HOUSE 7 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 07/12/2022 | Flat |
| BUXTON HOUSE 10 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 01/12/2022 | Flat |
| [Same street] WADDINGTON HOUSE 44 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £410,000 | 30/11/2022 | Flat |
| BUXTON HOUSE 44 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £460,000 | 29/11/2022 | Flat |
| BUXTON HOUSE 34 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 25/11/2022 | Flat |
| [Same street] WADDINGTON HOUSE 45 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £365,000 | 23/11/2022 | Flat |
| BOWERMAN COURT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EJ | £350,000 | 27/10/2022 | Flat |
| [Same street] WADDINGTON HOUSE 33 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £400,000 | 21/10/2022 | Flat |
| [Same street] WADDINGTON HOUSE 9 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £385,000 | 21/10/2022 | Flat |
| [Same street] WADDINGTON HOUSE 4 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £380,000 | 07/10/2022 | Flat |
| [Same street] WADDINGTON HOUSE 32 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £400,000 | 04/10/2022 | Flat |
| [Same street] WADDINGTON HOUSE 37 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £360,000 | 30/09/2022 | Flat |
| [Same street] WADDINGTON HOUSE 2 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £280,000 | 30/09/2022 | Flat |
| [Same street] WADDINGTON HOUSE 31 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £290,000 | 30/09/2022 | Flat |
| [Same street] WADDINGTON HOUSE 16 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £390,000 | 30/09/2022 | Flat |
| [Same street] WADDINGTON HOUSE 26 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL | £375,000 | 30/09/2022 | Flat |
| BUXTON HOUSE 28 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £375,000 | 30/09/2022 | Flat |
| BUXTON HOUSE 40 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £405,000 | 30/09/2022 | Flat |

**Street average:** £368,667 (15 sales)
**Area average:** £341,490 (20 sales)

## Price vs local average

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

- **Local average:** £337,971 (17 Flat, WD19, 2024–2026)
- **Deviation:** +22.8%

## Rental Range

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

- **Low:** £1,150/mo
- **Realistic:** £1,278/mo
- **Optimistic:** £1,406/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| [Tom Lake Way, Watford, Hertfordshire, WD19](http://87.117.209.195:8080/listings/8934172) | £1,850/mo | 2 | 0.02 miles | Rightmove |

**Average rent: £1,850/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.45% (weak for cashflow)
- **Max investor price (0.8%):** £231,250
- **Target investor price (1%):** £185,000

*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 £1,850/mo).*

- **Gross yield:** 5.3%
- **Cost-to-rent:** 18.7×
- **Monthly cashflow:** £6/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 0.1%

*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).*

## Capital growth trend

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

- **5y growth:** -19.9%
- **10y growth:** -3.3%

## House Price Index (HM Land Registry)

*Official index for East of England; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -6.5%
- **5y growth (index):** -0.2%
- **10y growth (index):** 13.2%

## 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

Council tax band

TBC

Last sold

£390,000

Local average

£337,971 (+22.8%)

Street crime

174 incidents within 1 mile (Apr 2026)

Key features

A Stunning & Nearly New Apartment
Podium Floor
Two Bedrooms
Two Bathrooms
Private Patio Garden
Allocated Secure Covered Parking Space Within The Building
Close to Transport Links and Local Amenities
NHBC Warranty Remaining

Additional details

Parking: Yes
Garden: Yes

Description

A stunning and contemporary two-bedroom, two-bathroom ground floor apartment, complete with a private patio garden.

Finished to an exceptional standard throughout, the property offers a welcoming entrance hallway leading into an impressive 21ft open-plan living space. This bright and spacious area features a modern fitted kitchen with integrated appliances, a dining area, and a stylish lounge with direct access to the garden—perfect for both relaxing and entertaining.
The accommodation further comprises two generous double bedrooms, including a principal bedroom with en-suite, alongside a sleek and modern family bathroom.
Additional benefits include gas central heating, ample storage, an allocated secure covered parking space within the building, the remainder of an NHBC warranty, a long lease, and no ground rent.
Ideally located in the heart of South Oxhey Central, the property is just a short walk from a range of local amenities, including Carpenders Park Overground station, supermarkets, and shops. Excellent transport links are nearby, with easy access to the M25, M1, and A41. The area also offers a variety of schools, green spaces, woodland walks, and parks, with Northwood Metropolitan Line station just a short drive away.

Listed by

covering Hertfordshire

Rolstons Sales Limited

Reference: 173452316

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
1 Waddington House, Tom Lake Way, WATFORD	83	83	64 m²	—	Flat
10 Waddington House, Tom Lake Way, WATFORD	87	87	61 m²	—	Flat
11 Waddington House, Tom Lake Way, WATFORD	85	85	72 m²	—	Flat
12 Waddington House, Tom Lake Way, WATFORD	85	85	73 m²	—	Flat
13 Waddington House, Tom Lake Way, WATFORD	85	85	61 m²	—	Flat
14 Waddington House, Tom Lake Way, WATFORD	85	85	64 m²	—	Flat
15 Waddington House, Tom Lake Way, WATFORD	86	86	50 m²	—	Flat
16 Waddington House, Tom Lake Way, WATFORD	86	86	72 m²	—	Flat
17 Waddington House, Tom Lake Way, WATFORD	87	87	71 m²	—	Flat
18 Waddington House, Tom Lake Way, WATFORD	87	87	61 m²	—	Flat
19 Waddington House, Tom Lake Way, WATFORD	87	87	72 m²	—	Flat
2 Waddington House, Tom Lake Way, WATFORD	83	83	50 m²	—	Flat
20 Waddington House, Tom Lake Way, WATFORD	87	87	73 m²	—	Flat
21 Waddington House, Tom Lake Way, WATFORD	87	87	61 m²	—	Flat
22 Waddington House, Tom Lake Way, WATFORD	85	85	64 m²	—	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Listed for sale	—	£415,000	+6.4%
Sold	01/01/2023 (3 years ago)	£390,000	—

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
ELLIOTT COURT 12 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN	£357,000	05/12/2025	Flat
PEARKES HOUSE 16 FAIRFIELD AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EW	£412,000	28/11/2023	Flat
TIPPEN COURT FLAT 19 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EH	£250,000	19/10/2023	Flat
FAYER COURT 18 HENBURY WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EL	£336,000	12/07/2023	Flat
FORGE HOUSE 22 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF	£225,375	29/06/2023	Flat
Same street WADDINGTON HOUSE 30 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£385,000	24/04/2023	Flat
ELLIOTT COURT 16 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN	£242,000	11/04/2023	Flat
TIPPEN COURT FLAT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EH	£119,000	10/02/2023	Flat
BUXTON HOUSE 42 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£385,000	06/02/2023	Flat
Same street WADDINGTON HOUSE 21 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£350,000	31/01/2023	Flat
Same street WADDINGTON HOUSE 1 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£365,000	27/01/2023	Flat
Same street WADDINGTON HOUSE 24 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£395,000	22/12/2022	Flat
BUXTON HOUSE 19 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£390,000	22/12/2022	Flat
BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£380,000	16/12/2022	Flat
BUXTON HOUSE 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£435,000	16/12/2022	Flat
BUXTON HOUSE 35 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£400,000	12/12/2022	Flat
FORGE HOUSE 12 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF	£133,425	09/12/2022	Flat
BUXTON HOUSE 7 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£390,000	07/12/2022	Flat
BUXTON HOUSE 10 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£385,000	01/12/2022	Flat
Same street WADDINGTON HOUSE 44 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£410,000	30/11/2022	Flat
BUXTON HOUSE 44 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£460,000	29/11/2022	Flat
BUXTON HOUSE 34 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£400,000	25/11/2022	Flat
Same street WADDINGTON HOUSE 45 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£365,000	23/11/2022	Flat
BOWERMAN COURT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EJ	£350,000	27/10/2022	Flat
Same street WADDINGTON HOUSE 33 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£400,000	21/10/2022	Flat
Same street WADDINGTON HOUSE 9 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£385,000	21/10/2022	Flat
Same street WADDINGTON HOUSE 4 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£380,000	07/10/2022	Flat
Same street WADDINGTON HOUSE 32 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£400,000	04/10/2022	Flat
Same street WADDINGTON HOUSE 37 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£360,000	30/09/2022	Flat
Same street WADDINGTON HOUSE 2 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£280,000	30/09/2022	Flat
Same street WADDINGTON HOUSE 31 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£290,000	30/09/2022	Flat
Same street WADDINGTON HOUSE 16 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£390,000	30/09/2022	Flat
Same street WADDINGTON HOUSE 26 TOM LAKE WAY, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FL	£375,000	30/09/2022	Flat
BUXTON HOUSE 28 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£375,000	30/09/2022	Flat
BUXTON HOUSE 40 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN	£405,000	30/09/2022	Flat

Street average: £368,667 (15 sales)

Area average: £341,490 (20 sales)

Capital growth trend

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

5y growth -19.9%

10y growth -3.3%

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

1y (index) -6.5%

5y (index) -0.2%

10y (index) 13.2%

Rental Range

Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,150/mo

Realistic £1,278/mo

Optimistic £1,406/mo

Based on Postcode area WD → East of England.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD19 7FL

Nearby

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

Type	Name	Distance
Shop	Lidl	0.0 miles
Bus stop	Seacroft Gardens	0.1 miles
Shop	Tesco Express	0.1 miles
Bus stop	Carpenders Park Railway Station	0.1 miles
Train station	Carpenders Park	0.1 miles
Train station	Bushey	1.3 miles
Hospital	Watford General Hospital	1.7 miles
University	Middlesex University	6.6 miles
University	Flood Hazard Research Centre	6.6 miles
Hospital	Hounslow Medical Centre	10.9 miles

Street-level crime

Category	Count
Violence and sexual offences	55
Shoplifting	35
Anti-social behaviour	21
Public order	15
Vehicle crime	12
Criminal damage and arson	9
Other theft	8
Drugs	7
Burglary	6
Bicycle theft	2
Other crime	2
Possession of weapons	1
Theft from the person	1
Total incidents	174

Within 1 mile during Apr 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
Warren Dell Primary School	Primary	0.2 miles	Outstanding — 6 Mar 2024
Oxhey Wood Primary School	Primary	0.2 miles	Good — 19 May 2014
Colnbrook School	Other	0.2 miles	Outstanding — 13 Nov 2013
St Joseph Catholic Primary School	Primary	0.4 miles	Outstanding — 2 Jun 2017
Woodhall Primary School	Primary	0.5 miles	Good — 15 Dec 2022

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
Tom Lake Way, Watford, Hertfordshire, WD19	£1,850/mo	2	0.02 miles	Rightmove

Average rent: £1,850/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

This street 6.0% gross yield avg £368,088 sale, £1,850/mo rent

Rent ratio 0.45%

Max investor price (0.8%) £231,250

Target investor price (1%) £185,000

Gross yield 5.3%

Cost-to-rent ratio 18.7×

Monthly cashflow £6/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 0.1%

This street — Gross yield for this street only (Land Registry sales + rental comparables, same postcode + street).
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).

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