Sold STC Detached

GILLAMS

CROSS OAK ROAD, BERKHAMSTED, HERTFORDSHIRE HP4 3NA

5 beds 3 baths 2,809 sq ft Listed 12 May 2025 (-394d)

£1,895,000

Guide Price

Reduced on 12 May 2025

Save

# 5 bedroom detached house for sale (HP4 3NA)

## Property Details

| Key | Value |
|-----|-------|
| Address | GILLAMS, CROSS OAK ROAD, BERKHAMSTED, HERTFORDSHIRE HP4 3NA |
| Price | £1,895,000 |
| Bedrooms | 5 |
| Bathrooms | 3 |
| Council tax | G |
| Construction age | England and Wales: 1983-1990 |
| Floor area | 261 m² |
| Last sold | £1,840,000 Dec 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Current heating cost:** £1,153/year
- **Est. upgrade cost to C:** £9,500

### Recommendations
- W2 (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6000-6420-0422-0299-3123)

## Description

A stylish and contemporary five bedroom home in a secluded plot in the popular and desirable market town of Berkhamsted.

A remarkable family home presented in immaculate order throughout with an emphasis on privacy, natural light and generous proportions.  The current owners have undertaken an extensive renovation programme throughout their ownership, creating this very impressive and contemporary living space.  On entering the hallway one is immediately struck by the double height ceilings in the hallway and openness with natural light from all angles.  From the hallway stairs lead down to the superb open plan kitchen/ breakfast/ family room.  The log burning stove adds to the cosyness during the winter months whilst the bi-fold doors, create a seamless entertaining space with the terrace during the warmer months.  There are three further excellent reception rooms currently used as a dining room, sitting room and study. The three ground floor bedrooms, one currently used as a gym, are serviced by the stylish shower room which also boasts a sauna.  Completing the ground floor accommodation, there is a separate utility room and a large store cupboard.  On the first floor the principal bedroom has an en-suite.  There is a further double bedroom and a separate shower room.  Outside is quite special, the extensive vegetable and fruit garden even has Marshmallow plants!  The detached home office is fully insulated and the main garden is wonderfully private and easy to maintain being mainly to lawn.  The property is approached via a long paved gated driveway, the garage is oversized measuring approx 3.35m x 5.56m.  EPC Rating C.

## Property Photos

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## Floorplans

- ![Gillams, Corss Oak Road .jpg](/listings/photos/161808692/556703) - Gillams, Corss Oak Road .jpg

## EPC Graphs

- ![EE Rating](/listings/photos/161808692/556705) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| GILLAMS CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £1,840,000 | 02/12/2025 | Detached |
| GILLAMS CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £1,100,000 | 06/08/2015 | 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 |
|---------|-------|------|------|
| 117 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3JB | £1,000,000 | 18/11/2025 | Detached |
| 10 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE | £1,300,000 | 16/10/2023 | Detached |
| [Same street] HIGH OAK LODGE CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £1,400,000 | 06/07/2023 | Detached |
| PONDEROSA BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL | £1,987,175 | 16/06/2023 | Detached |
| 2A BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL | £1,155,000 | 27/10/2022 | Detached |
| 4A BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL | £1,150,000 | 24/10/2022 | Detached |
| 55 KINGS ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BP | £1,255,000 | 29/09/2022 | Detached |
| LANGLAND GRAEMESDYKE ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LX | £2,722,500 | 28/09/2022 | Detached |
| LITTLE ORCHARD SHOOTERSWAY, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NG | £1,020,000 | 02/09/2022 | Detached |
| 10 CROSSWAYS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NH | £1,350,000 | 03/08/2022 | Detached |
| [Same street] RUSCOTE FLAT 3 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £560,000 | 21/07/2022 | Flat |
| [Same street] RUSCOTE FLAT 2 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £480,000 | 04/04/2022 | Flat |
| 12 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE | £1,200,000 | 29/03/2022 | Detached |
| SUTHERNWOOD, 8 TOWER CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NF | £1,237,500 | 13/01/2022 | Detached |
| 4 HILLMEAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LN | £705,000 | 20/12/2021 | Detached |
| GREY FOLD CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3JB | £2,100,000 | 30/09/2021 | Detached |
| 8 KILFILLAN GARDENS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LU | £1,650,000 | 03/09/2021 | Detached |
| 16 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE | £1,225,000 | 30/06/2021 | Detached |
| [Same street] RUSCOTE GARDEN FLAT CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA | £420,000 | 28/06/2021 | Flat |
| 8 WINSTON GARDENS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NS | £1,400,000 | 25/06/2021 | Detached |
| 100 KINGS ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BP | £1,370,000 | 21/06/2021 | Detached |
| 14 KINGSDALE ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BS | £1,250,000 | 16/06/2021 | Detached |
| BALLINTRAE SHOOTERSWAY, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NG | £1,380,000 | 13/06/2021 | Detached |

**Street average:** £715,000 (4 sales)
**Area average:** £1,392,483 (19 sales)

## Price vs local average

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

- **Local average:** £1,254,460 (25 Detached, HP4, 2024–2026)
- **Deviation:** +51.1%

## Rental Range

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

- **Low:** £1,419/mo
- **Realistic:** £1,577/mo
- **Optimistic:** £1,735/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,346/mo

## 1% Rule

- **Rent ratio:** 0.08% (weak for cashflow)
- **Max investor price (0.8%):** £197,125
- **Target investor price (1%):** £157,700

*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:** £7,261/m²

## Capital growth trend

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

- **5y growth:** 26.3%
- **10y growth:** 33%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Detached series; as of March 2026.*

- **1y growth (index):** 2.8%
- **5y growth (index):** 15.9%
- **10y growth (index):** 26.3%

## 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

FREEHOLD

Floor area

261 m²

Council tax band

EPC rating

Year built

England and Wales: 1983-1990

Last sold

£1,840,000 Dec 2025

Price per m²

£7,261/m²

Local average

£1,254,460 (+51.1%)

Deprivation

Decile 10 (33,683 of 33,755)

Street crime

84 incidents within 1 mile (Apr 2026)

Key features

Substantial five bedroom family home
Secluded plot on a desirable road
Three bathrooms
Four receptions
Immaculately presented throughout
Garage and ample driveway parking
Detached home office
EPC Rating C
Council Tax Band G

Additional details

Electricity: Mains supply
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Parking: Garage, Driveway
Garden: Yes

Description

A stylish and contemporary five bedroom home in a secluded plot in the popular and desirable market town of Berkhamsted.

A remarkable family home presented in immaculate order throughout with an emphasis on privacy, natural light and generous proportions. The current owners have undertaken an extensive renovation programme throughout their ownership, creating this very impressive and contemporary living space. On entering the hallway one is immediately struck by the double height ceilings in the hallway and openness with natural light from all angles. From the hallway stairs lead down to the superb open plan kitchen/ breakfast/ family room. The log burning stove adds to the cosyness during the winter months whilst the bi-fold doors, create a seamless entertaining space with the terrace during the warmer months. There are three further excellent reception rooms currently used as a dining room, sitting room and study. The three ground floor bedrooms, one currently used as a gym, are serviced by the stylish shower room which also boasts a sauna. Completing the ground floor accommodation, there is a separate utility room and a large store cupboard. On the first floor the principal bedroom has an en-suite. There is a further double bedroom and a separate shower room. Outside is quite special, the extensive vegetable and fruit garden even has Marshmallow plants! The detached home office is fully insulated and the main garden is wonderfully private and easy to maintain being mainly to lawn. The property is approached via a long paved gated driveway, the garage is oversized measuring approx 3.35m x 5.56m. EPC Rating C.

Listed by

Berkhamsted

Country Estates Berkhamsted Ltd

Reference: 161808692

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 12/09/2022

Current heating cost: £1,153/year

Potential heating cost: £1,070/year

Est. upgrade cost to C: £9,500

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Gillams, Corss Oak Road .jpg

EPC Graphs

EE Rating

Price history

67% since 2015

Event	Date	Price	% change
Sold	02/12/2025 (6 months ago)	£1,840,000	+67.3%
Sold	06/08/2015 (10 years ago)	£1,100,000	—

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
117 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3JB	£1,000,000	18/11/2025	Detached
10 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE	£1,300,000	16/10/2023	Detached
Same street HIGH OAK LODGE CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA	£1,400,000	06/07/2023	Detached
PONDEROSA BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL	£1,987,175	16/06/2023	Detached
2A BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL	£1,155,000	27/10/2022	Detached
4A BARNCROFT ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NL	£1,150,000	24/10/2022	Detached
55 KINGS ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BP	£1,255,000	29/09/2022	Detached
LANGLAND GRAEMESDYKE ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LX	£2,722,500	28/09/2022	Detached
LITTLE ORCHARD SHOOTERSWAY, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NG	£1,020,000	02/09/2022	Detached
10 CROSSWAYS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NH	£1,350,000	03/08/2022	Detached
Same street RUSCOTE FLAT 3 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA	£560,000	21/07/2022	Flat
Same street RUSCOTE FLAT 2 CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA	£480,000	04/04/2022	Flat
12 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE	£1,200,000	29/03/2022	Detached
SUTHERNWOOD, 8 TOWER CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NF	£1,237,500	13/01/2022	Detached
4 HILLMEAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LN	£705,000	20/12/2021	Detached
GREY FOLD CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3JB	£2,100,000	30/09/2021	Detached
8 KILFILLAN GARDENS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3LU	£1,650,000	03/09/2021	Detached
16 OXFIELD CLOSE, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NE	£1,225,000	30/06/2021	Detached
Same street RUSCOTE GARDEN FLAT CROSS OAK ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NA	£420,000	28/06/2021	Flat
8 WINSTON GARDENS, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NS	£1,400,000	25/06/2021	Detached
100 KINGS ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BP	£1,370,000	21/06/2021	Detached
14 KINGSDALE ROAD, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3BS	£1,250,000	16/06/2021	Detached
BALLINTRAE SHOOTERSWAY, BERKHAMSTED, DACORUM, HERTFORDSHIRE, HP4 3NG	£1,380,000	13/06/2021	Detached

Street average: £715,000 (4 sales)

Area average: £1,392,483 (19 sales)

Capital growth trend

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

5y growth 26.3%

10y growth 33%

House Price Index (HM Land Registry — official index, not sold-price averages): Dacorum. Series: Detached. As of March 2026.

1y (index) 2.8%

5y (index) 15.9%

10y (index) 26.3%

Rental Range

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

Low £1,419/mo

Realistic £1,577/mo

Optimistic £1,735/mo

Based on Local Authority from postcode lookup → Dacorum.

LHA (30th percentile) floor for Luton: £1,346/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP4 3NA

Address

Cross Oak Road

Nearby

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

Type	Name	Distance
Bus stop	Ashlyns Road	0.2 miles
Bus stop	Shootersway	0.3 miles
Shop	Autocoin Launderette and Dry Cleaning	0.5 miles
Shop	CareWhere Ltd	0.7 miles
Train station	Berkhamsted	0.8 miles
Train station	Tring	3.6 miles
University	Buckinghamshire New University	5.9 miles
Hospital	Watford General Hospital	10.5 miles
Hospital	Spire Hospital	10.5 miles
University	University Campus Aylesbury Vale	10.6 miles

Street-level crime

Category	Count
Violence and sexual offences	32
Anti-social behaviour	14
Shoplifting	12
Criminal damage and arson	9
Other theft	5
Vehicle crime	5
Burglary	3
Public order	2
Bicycle theft	1
Possession of weapons	1
Total incidents	84

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
Greenway Primary and Nursery School	Primary	0.2 miles	Good — 19 Dec 2017
St Thomas More Roman Catholic Primary School, a Voluntary Academy	Primary	0.2 miles	Requires improvement — 23 Jan 2023
Egerton-Rothesay School	Other	0.6 miles	— (No rating)
Victoria Church of England Infant and Nursery School	Primary	0.6 miles	Requires improvement — 20 Nov 2023
Ashlyns School	Secondary	0.7 miles	Good — 15 Nov 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.08%

Max investor price (0.8%) £197,125

Target investor price (1%) £157,700

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).