Sold STC Semi-detached

111 LANGLEY WAY

WATFORD, HERTFORDSHIRE WD17 3ED

4 beds 1 baths 1,238 sq ft Listed 20 Mar 2024 (-808d)

£800,000

Guide Price

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# 4 bedroom semi-detached house for sale (WD17 3ED)

## Property Details

| Key | Value |
|-----|-------|
| Address | 111 LANGLEY WAY, WATFORD, HERTFORDSHIRE WD17 3ED |
| Price | £800,000 |
| Bedrooms | 4 |
| Bathrooms | 1 |
| Council tax | TBC |
| Construction age | England and Wales: 1930-1949 |
| Floor area | 115 m² |
| Last sold | £780,000 Sep 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Current heating cost:** £932/year

### Recommendations
- A3 (2,700)
- Q (14,000)
- W1 (1,200)
- E (15)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/7798-7047-7219-5058-8920)

## Description

Situated within the highly desirable Cassiobury Estate is this four bedroom, semi-detached house offered for sale with no onward chain.

This extended family home has been lovingly maintained by the current owner and features a large storm porch, front and rear reception with access and views over the south facing garden and finally, an integrated fitted kitchen.

To the first floor are three bedrooms, two of which benefiting from fitted wardrobes. A three-piece family bathroom and separate W/C conclude this floor.

Occupying the top floor and flooded with natural light is the spacious fourth bedroom complete with fantastic eves storage.

Further highlights include a garage, driveway double glazing and gas central heating.

We noted the stunning parquet flooring which flows effortlessly from the entrance hallway to both reception rooms and scope to further extend to the side and rear of the property subject to the relevant planning permission.

Located on Langley Way, the property is within a moments’ walk to the award winning Cassiobury Park, with Cassiobury Infant and Junior School close by. Watford Junction and Watford Metropolitan Station are both easily accessible as is the Town Centre with its array of shops, bars and eateries.

## Property Photos

- ![Picture No. 17](/listings/photos/145960712/626892) - Picture No. 17
- ![Picture No. 21](/listings/photos/145960712/626893) - Picture No. 21
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- ![Picture No. 18](/listings/photos/145960712/626898) - Picture No. 18
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- ![Picture No. 22](/listings/photos/145960712/626902) - Picture No. 22
- ![Picture No. 25](/listings/photos/145960712/626904) - Picture No. 25
- ![Picture No. 27](/listings/photos/145960712/626910) - Picture No. 27
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- ![Picture No. 29](/listings/photos/145960712/626922) - Picture No. 29
- ![Picture No. 30](/listings/photos/145960712/626924) - Picture No. 30
- ![Picture No. 31](/listings/photos/145960712/626925) - Picture No. 31
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- ![Picture No. 19](/listings/photos/145960712/626929) - Picture No. 19
- ![Picture No. 20](/listings/photos/145960712/626939) - Picture No. 20

## Floorplans

- ![Floorplan](/listings/photos/145960712/626947) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 111 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED | £780,000 | 19/09/2024 | Semi-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 |
|---------|-------|------|------|
| 104 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BB | £850,000 | 04/12/2025 | Semi-detached |
| [Same street] 117 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED | £782,500 | 17/02/2023 | Semi-detached |
| 114 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BB | £812,000 | 07/07/2022 | Semi-detached |
| 5 DE VERE WALK, WATFORD, HERTFORDSHIRE, WD17 3BE | £805,000 | 27/05/2022 | Semi-detached |
| 9 BERCEAU WALK, WATFORD, HERTFORDSHIRE, WD17 3BL | £890,000 | 07/04/2022 | Semi-detached |
| 15 DE VERE WALK, WATFORD, HERTFORDSHIRE, WD17 3BE | £752,000 | 03/02/2022 | Semi-detached |
| 5 BELLMOUNT WOOD AVENUE, WATFORD, HERTFORDSHIRE, WD17 3BN | £830,000 | 31/01/2022 | Semi-detached |
| [Same street] 105 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED | £720,000 | 17/12/2021 | Semi-detached |
| [Same street] 109 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED | £700,000 | 08/10/2021 | Semi-detached |
| 81 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3FA | £767,500 | 05/10/2021 | Semi-detached |

**Street average:** £734,167 (3 sales)
**Area average:** £815,214 (7 sales)

## Price vs local average

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

- **Local average:** £761,000 (5 Semi-detached, WD17, 2024–2026)
- **Deviation:** +5.1%

## Rental Range

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

- **Low:** £1,630/mo
- **Realistic:** £1,811/mo
- **Optimistic:** £1,992/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,995/mo

## 1% Rule

- **Rent ratio:** 0.23% (weak for cashflow)
- **Max investor price (0.8%):** £226,375
- **Target investor price (1%):** £181,100

*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:** £6,957/m²

## Capital growth trend

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

- **5y growth:** 37.8%

## House Price Index (HM Land Registry)

*Official index for Watford; Semi-detached series; as of March 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 6%
- **10y growth (index):** 22.5%

## 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

FREEHOLD

Floor area

115 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1930-1949

Last sold

£780,000 Sep 2024

Price per m²

£6,957/m²

Local average

£761,000 (+5.1%)

Deprivation

Decile 10 (33,711 of 33,755)

Street crime

131 incidents within 1 mile (Mar 2026)

Key features

Four Bedrooms
Scope To Extend STP
Garage
Driveway
Gas Central Heating
Double Glazing
Chain Free

Additional details

Parking: Yes
Garden: Yes

Description

Situated within the highly desirable Cassiobury Estate is this four bedroom, semi-detached house offered for sale with no onward chain.

This extended family home has been lovingly maintained by the current owner and features a large storm porch, front and rear reception with access and views over the south facing garden and finally, an integrated fitted kitchen.

To the first floor are three bedrooms, two of which benefiting from fitted wardrobes. A three-piece family bathroom and separate W/C conclude this floor.

Occupying the top floor and flooded with natural light is the spacious fourth bedroom complete with fantastic eves storage.

Further highlights include a garage, driveway double glazing and gas central heating.

We noted the stunning parquet flooring which flows effortlessly from the entrance hallway to both reception rooms and scope to further extend to the side and rear of the property subject to the relevant planning permission.

Located on Langley Way, the property is within a moments’ walk to the award winning Cassiobury Park, with Cassiobury Infant and Junior School close by. Watford Junction and Watford Metropolitan Station are both easily accessible as is the Town Centre with its array of shops, bars and eateries.

Listed by

Watford

Dey King and Haria Estate Agents

Reference: 145960712

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 31/01/2018

Current heating cost: £932/year

Potential heating cost: £466/year

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Room-in-roof insulation (2,700)
50 mm internal or external wall insulation (14,000)
Floor insulation (suspended floor) (1,200)
Low energy lighting for all fixed outlets (15)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	19/09/2024 (1 year ago)	£780,000	—

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
104 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BB	£850,000	04/12/2025	Semi-detached
Same street 117 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED	£782,500	17/02/2023	Semi-detached
114 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BB	£812,000	07/07/2022	Semi-detached
5 DE VERE WALK, WATFORD, HERTFORDSHIRE, WD17 3BE	£805,000	27/05/2022	Semi-detached
9 BERCEAU WALK, WATFORD, HERTFORDSHIRE, WD17 3BL	£890,000	07/04/2022	Semi-detached
15 DE VERE WALK, WATFORD, HERTFORDSHIRE, WD17 3BE	£752,000	03/02/2022	Semi-detached
5 BELLMOUNT WOOD AVENUE, WATFORD, HERTFORDSHIRE, WD17 3BN	£830,000	31/01/2022	Semi-detached
Same street 105 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED	£720,000	17/12/2021	Semi-detached
Same street 109 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3ED	£700,000	08/10/2021	Semi-detached
81 LANGLEY WAY, WATFORD, HERTFORDSHIRE, WD17 3FA	£767,500	05/10/2021	Semi-detached

Street average: £734,167 (3 sales)

Area average: £815,214 (7 sales)

Capital growth trend

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

5y growth 37.8%

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

1y (index) -2.9%

5y (index) 6%

10y (index) 22.5%

Rental Range

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

Low £1,630/mo

Realistic £1,811/mo

Optimistic £1,992/mo

Based on Local Authority from postcode lookup → Watford.

LHA (30th percentile) floor for South West Herts: £1,995/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View WD17 3ED

Nearby

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

Type	Name	Distance
Train station	Cassiobury Park Station	0.2 miles
Bus stop	Langley Way	0.3 miles
Shop	Cassio Cleaners	0.3 miles
Shop	UD Hair & Beauty Lounge	0.3 miles
Train station	Watford	0.6 miles
Hospital	Watford General Hospital	1.3 miles
University	Middlesex University	9.1 miles
University	Flood Hazard Research Centre	9.1 miles

Street-level crime

Category	Count
Violence and sexual offences	42
Anti-social behaviour	29
Other theft	13
Bicycle theft	9
Vehicle crime	9
Criminal damage and arson	8
Drugs	8
Other crime	5
Possession of weapons	3
Public order	3
Burglary	2
Total incidents	131

Within 1 mile during Mar 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
Cassiobury Junior School	Primary	0.2 miles	Good — 29 Apr 2024
Cassiobury Infant and Nursery School	Primary	0.3 miles	Good — 26 Nov 2023
Nascot Wood Junior School	Primary	0.6 miles	Outstanding — 29 Nov 2023
Nascot Wood Infant and Nursery School	Primary	0.7 miles	Good — 11 Dec 2023
West Herts College	Other	0.7 miles	— (No rating)

Rental Comparables

Rental listings exist nearby, but none matched the 4-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.23%

Max investor price (0.8%) £226,375

Target investor price (1%) £181,100

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).