Sold STC Maisonette

88 NORRIS RISE

HODDESDON, HERTFORDSHIRE EN11 8RD

2 beds 1 baths 689 sq ft Listed 5 Apr 2023 (-1174d)

£259,995

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# 2 bedroom ground floor maisonette for sale (EN11 8RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 88 NORRIS RISE, HODDESDON, HERTFORDSHIRE EN11 8RD |
| Price | £259,995 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 64 m² |
| Last sold | £240,000 Oct 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 04/04/2033
- **Est. upgrade cost to C:** £6,000

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/6207-6224-2840-1525-0202)

## Description

• DIRECT ACCESS TO PRIVATE GARDEN, LOW SERVICE CHARGES & WALKING DISTANCE OF THE TOWN CENTRE • This spacious and well-presented two double bedroom ground floor maisonette with direct access to private garden also benefits from attractive kitchen and bathroom / w.c., double glazed windows, gas central heating and spacious lounge / diner.

## Property Photos

- ![Exterior](/listings/photos/133326359/682928) - Exterior
- ![Lounge](/listings/photos/133326359/682929) - Lounge
- ![Kitchen](/listings/photos/133326359/682930) - Kitchen
- ![Private Garden](/listings/photos/133326359/682931) - Private Garden
- ![Bedroom One](/listings/photos/133326359/682932) - Bedroom One
- ![Bedroom One](/listings/photos/133326359/682939) - Bedroom One
- ![Bedroom Two](/listings/photos/133326359/682945) - Bedroom Two
- ![Bathroom](/listings/photos/133326359/682948) - Bathroom
- ![Dining Area](/listings/photos/133326359/682950) - Dining Area

## Floorplans

- ![Floorplan](/listings/photos/133326359/682952) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 88 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £240,000 | 06/10/2023 | 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 |
|---------|-------|------|------|
| 47 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £255,000 | 19/12/2025 | Flat |
| 39 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £252,500 | 12/12/2025 | Flat |
| 42 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £225,000 | 28/11/2025 | Flat |
| 45 WHITEHANDS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RU | £214,000 | 28/11/2025 | Flat |
| 24 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RH | £226,000 | 18/12/2023 | Flat |
| 42 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £249,500 | 15/11/2023 | Flat |
| 3 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £206,000 | 13/10/2023 | Flat |
| 33 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £245,000 | 08/09/2023 | Flat |
| 7 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £277,500 | 16/12/2022 | Flat |
| [Same street] 108 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £255,000 | 22/11/2022 | Flat |
| 54 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £240,000 | 16/11/2022 | Flat |
| 82 PADDICK CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RS | £207,000 | 10/10/2022 | Flat |
| LANGTON HOUSE 8 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ | £245,000 | 09/09/2022 | Flat |
| 42 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £265,000 | 04/08/2022 | Flat |
| 28 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £217,500 | 29/04/2022 | Flat |
| 10 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £270,000 | 25/03/2022 | Flat |
| 56 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX | £266,500 | 01/03/2022 | Flat |
| 70 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW | £246,000 | 14/01/2022 | Flat |
| LANGTON HOUSE 17 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ | £225,000 | 03/12/2021 | Flat |
| 70 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RJ | £215,000 | 22/10/2021 | Flat |
| 22 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT | £247,000 | 04/10/2021 | Flat |

**Street average:** £255,000 (1 sale)
**Area average:** £239,725 (20 sales)

## Price vs local average

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

- **Local average:** £223,681 (20 Flat, EN11, 2024–2026)
- **Deviation:** +16.2%

## Rental Range

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

- **Low:** £1,483/mo
- **Realistic:** £1,648/mo
- **Optimistic:** £1,813/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,047/mo

## 1% Rule

- **Rent ratio:** 0.63% (weak for cashflow)
- **Max investor price (0.8%):** £206,000
- **Target investor price (1%):** £164,800

*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:** £4,062/m²

## Capital growth trend

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

- **5y growth:** 7.4%
- **10y growth:** -5.3%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.2%
- **5y growth (index):** 2.9%
- **10y growth (index):** 12.2%

## 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)

Exterior Lounge Kitchen Private Garden Bedroom One Bedroom One Bedroom Two Bathroom Dining Area

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Property details

Tenure

LEASEHOLD

Floor area

64 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£240,000 Oct 2023

Price per m²

£4,062/m²

Local average

£223,681 (+16.2%)

Deprivation

Decile 5 (15,740 of 33,755)

Street crime

149 incidents within 1 mile (Apr 2026)

Key features

Direct Access to Private Garden
Chain Free
Ground Floor Maisonette
Two Double Bedrooms
Low Service Charges
Gas Central Heating
Attractive Kitchen & Bathroom / W.C.
Walking Distance of the Station

Additional details

Garden: Yes

Description

Listed by

Hoddesdon

Paul Wallace Estate Agents

Reference: 133326359

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 05/04/2023

Expiry date: 04/04/2033

Est. upgrade cost to C: £6,000

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	06/10/2023 (2 years ago)	£240,000	—

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
47 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX	£255,000	19/12/2025	Flat
39 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT	£252,500	12/12/2025	Flat
42 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW	£225,000	28/11/2025	Flat
45 WHITEHANDS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RU	£214,000	28/11/2025	Flat
24 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RH	£226,000	18/12/2023	Flat
42 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX	£249,500	15/11/2023	Flat
3 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ	£206,000	13/10/2023	Flat
33 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX	£245,000	08/09/2023	Flat
7 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT	£277,500	16/12/2022	Flat
Same street 108 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD	£255,000	22/11/2022	Flat
54 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX	£240,000	16/11/2022	Flat
82 PADDICK CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RS	£207,000	10/10/2022	Flat
LANGTON HOUSE 8 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ	£245,000	09/09/2022	Flat
42 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT	£265,000	04/08/2022	Flat
28 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW	£217,500	29/04/2022	Flat
10 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT	£270,000	25/03/2022	Flat
56 WATERFALL CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JX	£266,500	01/03/2022	Flat
70 HILLSIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RW	£246,000	14/01/2022	Flat
LANGTON HOUSE 17 LANGTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RZ	£225,000	03/12/2021	Flat
70 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RJ	£215,000	22/10/2021	Flat
22 WOOLLENS GROVE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9DT	£247,000	04/10/2021	Flat

Street average: £255,000 (1 sale)

Area average: £239,725 (20 sales)

Capital growth trend

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

5y growth 7.4%

10y growth -5.3%

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

1y (index) -0.2%

5y (index) 2.9%

10y (index) 12.2%

Rental Range

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

Low £1,483/mo

Realistic £1,648/mo

Optimistic £1,813/mo

Based on Local Authority from postcode lookup → Broxbourne.

LHA (30th percentile) floor for South East Herts: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN11 8RD

Nearby

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

Type	Name	Distance
Bus stop	College Road	0.2 miles
Bus stop	Merck Sharpe & Dohme	0.3 miles
Shop	The Clean Team	0.4 miles
Shop	Aesthetic Clinic & Academy	0.4 miles
Train station	Rye House	1.2 miles
Train station	Broxbourne	1.3 miles
Hospital	Cheshunt Community Hospital	4.5 miles
University	University of Hertfordshire	6.6 miles
Hospital	Jacob's Neuro Centre	7.4 miles

Street-level crime

Category	Count
Violence and sexual offences	39
Anti-social behaviour	31
Other theft	23
Vehicle crime	17
Shoplifting	10
Criminal damage and arson	9
Public order	7
Drugs	5
Robbery	3
Burglary	2
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	149

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
Westfield Community Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
St Catherine's Hoddesdon CofE Primary School	Primary	0.5 miles	Good — 26 Apr 2023
Rivers Education Support Centre	Other	0.6 miles	Good — 5 Dec 2023
St Augustine's Catholic Primary School	Primary	0.6 miles	Good — 11 Nov 2014
Robert Barclay Academy	Secondary	0.7 miles	Good — 3 May 2023

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.63%

Max investor price (0.8%) £206,000

Target investor price (1%) £164,800

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).