# 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 - **Current heating cost:** £425/year - **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)