Sold Retirement Property

Norton Place

Icknield Way, Baldock, SG7, SG7 5AN

2 beds 1 baths Listed 13 Feb 2024 (-848d)

£418,000

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# 2 bedroom retirement property for sale (SG7 5AN)

## Property Details

| Key | Value |
|-----|-------|
| Address | Norton Place, Icknield Way, Baldock, SG7, SG7 5AN |
| Price | £418,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | TBC |
| Last sold | £428,000 |

## Description

A selection of two-bedroom apartments located within Norton Place in Baldock, starting from £418,000. A private retirement apartment, it is low maintenance and luxurious, and contains fantastic extra security features. This stunning home is decorated with a neutral palette creating a light, bright and welcoming feel. The open plan living area includes a fully fitted kitchen finished to a high standard with modern integrated appliances. The Master bedroom features a built-in wardrobe for added convenience, the second bedroom being an ideal space for a guest bedroom or study, or even hobbies room - the choice is yours. The shower room is located off the internal hallway which features a useful utility cupboard, perfect for storage.

## Property Photos

- ![Photo](/listings/photos/144695027/558313)
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- ![Photo](/listings/photos/144695027/558333)
- ![Photo](/listings/photos/144695027/558334)

## Floorplans

- ![Floorplan 1](/listings/photos/144695027/558335) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
|  | £428,000 | 01/01/2024 | — |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| EAGLE COURT 5 ICKNIELD WAY, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5AL | £320,000 | 18/12/2025 | Other |
| 54 CHURCH STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5AF | £445,000 | 21/07/2025 | Other |
| 9 - 15 HITCHIN STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6AL | £600,000 | 28/09/2023 | Other |
| 19A WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QB | £415,000 | 31/10/2022 | Other |
| 10 THE SYCAMORES, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5BJ | £615,000 | 28/01/2022 | Other |
| 18 WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QN | £120,000 | 14/10/2021 | Other |

**Area average:** £419,167 (6 sales)

## Price vs local average

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

- **Local average:** £694,271 (6 Other, SG7, 2024–2026)
- **Deviation:** -39.8%

## Rental Range

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

- **Low:** £1,274/mo
- **Realistic:** £1,415/mo
- **Optimistic:** £1,557/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 | 1.12 miles | OpenRent |

**Average rent: £1,250/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £156,250
- **Target investor price (1%):** £125,000

*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 £1,250/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.9×
- **Monthly cashflow:** £-546/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*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.*

- **10y growth:** 247.1%

## House Price Index (HM Land Registry)

*Official index for North Hertfordshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 13%
- **10y growth (index):** 29.5%

## 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)

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Property details

Tenure

LEASEHOLD

Council tax band

TBC

Last sold

£428,000

Local average

£694,271 (-39.8%)

Deprivation

Decile 9 (27,373 of 33,755)

Street crime

91 incidents within 1 mile (Apr 2026)

Key features

Communal Lounge
24/7 Call System
Car Parking
Guest Site
Wheelchair Access
Landscaped Gardens
Estates Manager
Restaurant / Bistro

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Baldock

Hunters Property Group Ltd

Reference: 144695027

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
Flat 1 Icknield Corner, 76, Icknield Way, BALDOCK	76	77	50 m²	England and Wales: 2003-2006	Flat
Flat 2, Icknield Corner, 76 Icknield Way, BALDOCK	81	81	57 m²	England and Wales: 2007-2011	Flat
Flat 3, Icknield Corner, 76 Icknield Way, BALDOCK	77	77	48 m²	England and Wales: 2003-2006	Flat
Flat 4, Icknield Corner, 76 Icknield Way, BALDOCK	79	79	56 m²	England and Wales: 2007-2011	Flat
Flat 5 Icknield Corner, 76, Icknield Way, BALDOCK	81	81	61 m²	England and Wales: 2003-2006	Flat
Flat 6, Icknield Corner, 76 Icknield Way, BALDOCK	82	82	52 m²	England and Wales: 2007-2011	Flat
Flat 8, Icknield Corner, 76, Icknield Way, BALDOCK	79	79	53 m²	England and Wales: 2007-2011	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

Event	Date	Price	% change
Sold	01/01/2024 (2 years ago)	£428,000	—

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
EAGLE COURT 5 ICKNIELD WAY, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5AL	£320,000	18/12/2025	Other
54 CHURCH STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5AF	£445,000	21/07/2025	Other
9 - 15 HITCHIN STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6AL	£600,000	28/09/2023	Other
19A WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QB	£415,000	31/10/2022	Other
10 THE SYCAMORES, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 5BJ	£615,000	28/01/2022	Other
18 WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QN	£120,000	14/10/2021	Other

Area average: £419,167 (6 sales)

Capital growth trend

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

10y growth 247.1%

House Price Index (HM Land Registry — official index, not sold-price averages): North Hertfordshire. Series: All dwelling types. As of March 2026.

1y (index) -0.6%

5y (index) 13%

10y (index) 29.5%

Rental Range

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

Low £1,274/mo

Realistic £1,415/mo

Optimistic £1,557/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 SG7 5AN

Address

Icknield Way

Nearby

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

Type	Name	Distance
Bus stop	The Orange Tree PH	0.1 miles
Shop	Legends Barber	0.2 miles
Shop	Redfin Models	0.2 miles
Train station	Baldock	0.2 miles
Train station	Letchworth Garden City	1.8 miles
Hospital	Unknown	5.6 miles
University	University of Bedfordshire	9.3 miles
University	University of Bedfordshire : Putteridge Bury Campus	9.6 miles
Hospital	Cambridge Private Hospital (Orwell Grange)	11.8 miles

Street-level crime

Category	Count
Violence and sexual offences	25
Anti-social behaviour	13
Vehicle crime	13
Criminal damage and arson	12
Burglary	7
Other theft	7
Shoplifting	6
Drugs	3
Public order	2
Bicycle theft	1
Other crime	1
Robbery	1
Total incidents	91

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
The Knights Templar School	Secondary	0.3 miles	Good — 7 Nov 2012
Hartsfield Junior Mixed and Infant School	Primary	0.4 miles	Good — 22 Aug 2016
Brandles School	Other	0.4 miles	Good — 11 Jul 2024
Weston Way Nursery School	Nursery	0.7 miles	Outstanding — 8 May 2024
St John Roman Catholic Primary School	Primary	0.7 miles	Good — 21 Dec 2012

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	1.12 miles	OpenRent

Average rent: £1,250/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.3%

Max investor price (0.8%) £156,250

Target investor price (1%) £125,000

Gross yield 3.6%

Cost-to-rent ratio 27.9×

Monthly cashflow £-546/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -5.4%

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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