# 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 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £435,000 | 16/12/2022 | Flat |
| BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £380,000 | 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 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 |
| [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 |
| 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 |
|------|------|------|------|------|
| 2 Bed Flat, Tom Lake Way, WD19 | £1,850/mo | 2 | 0.02 miles | OpenRent |

**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:** -18.8%
- **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)