# 2 bedroom terraced house for sale (HP23 4GZ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 SEARS DRIVE, TRING, HERTFORDSHIRE HP23 4GZ |
| Price | £400,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | D |
| Floor area | 69 m² |
| Last sold | £400,000 Feb 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** A
- **Expiry date:** 22/11/2031
- **Current heating cost:** £177/year
- **Est. upgrade cost to C:** £9,500

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

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9360-3847-5090-2129-3385)

## Description

Offered for sale with no upper chain and boasting a recently upgraded, high specification kitchen with a number of integrated appliances. A charming two double bedroom home which has a lovely open plan living room opening directly onto a private and fully enclosed rear garden and also having the advantage of ensuite shower room and allocated parking.

**Ground Floor** - The front door opens to a welcoming entrance hall which has stairs rising to the first floor and a door opening to a useful ground floor cloakroom which is fitted with a white low level wc and wash basin. To the left hand side of the entrance hall a door opens to an 'eat-in' kitchen/dining room which has been refitted by the current owners to a very high standard and also includes a number of integrated appliances. The kitchen is well-proportioned and features a window overlooking the front. Dominated the whole width of the rear of the ground floor is the living room which has French doors opening to the rear garden.

**First Floor** - The landing area on the first floor has doors opening to both double bedrooms and to the family bathroom which is fitted with a white three piece suite to include a panelled bath with shower screen and unit over. The second bedroom looks out to the front of the property while the main bedroom overlooks the rear garden and boasts an ensuite shower room.

**Outside** - To the front of the property are two small lawned areas with herbaceous boarders and a flagstone pathway leading to the front door. The private rear garden is fully enclosed by fencing and mainly laid to lawn with a flagstone patio area directly to the rear of the house and a second area laid to flatstones on the rear boundary making an ideal place for a timber framed shed. There is two allocated parking spaces and visitor parking close to the property.

**The Location** - If you’re dreaming of a stunning location with plenty of room to grow, you can find this and more at Roman Park, to the west of the affluent market town of Tring in West Hertfordshire. Classed as an Area of Outstanding Natural Beauty, you’ll be spoiled for choice with a myriad of amenities right on your doorstep. Convenient transport links allow you to venture further afield with ease. Just outside the development there is a Children's playground and BMX track only a few mins walk from the house, perfect for young children.

**Tring Town** - Situated within the Chiltern Hills, the historic market town of Tring suits families and commuters alike. It offers an extensive mix of independently run shops, cafes, bars and restaurants. With a long history in local speciality foods, you will still  find the Charter Market taking place every Friday as well as a fortnightly Saturday  Farmers Market. Only 6 miles away, Berkhamsted offers even further retail and leisure facilities.

**Facilities On Your Doorstep** - Enjoy outdoor leisure in Tring Park’s 264 acres of countryside, or visit the award-winning Memorial Garden, by the High Street. For sporting enthusiasts, Tring has cricket, tennis, rugby and football clubs, and swimming and sports facilities at Tring Sports Centre. he numerous nearby golf courses, including Stocks Hotel Golf & Country Club and Ashridge, Ivinghoe and Chiltern Forest Golf Clubs provide plenty of locations to improve your game. The renowned Champneys Health Resort provides a touch of pampering just minutes from home. The vast open countryside surrounding Tring includes highlights such as Tring  reservoir, the Grand Union Canal, College Lake Nature Reserve and the National Trust’s impressive Ashridge Estate.

**Transport Links** - Tring is perfectly placed for you to experience an easy commute to Watford, Luton or London. The A41/B488 interchange lies less than half a mile from Roman Park, providing access to Aylesbury, Watford and Hemel Hempstead, which are under 7, 12 and 14 miles away respectively. The A41 also joins the M25, just over 10 miles away, connecting you to the national motorway network. Tring’s mainline train station on the West Coast Main Line, 2.5 miles east of Roman Park, provides fast and frequent services into London Euston in approximately 40 minutes. A 15-minute drive to Berkhamsted train station allows you to reach London Euston or Birmingham in around half an hour. Whether for work or pleasure, London Heathrow and Luton Airports are both within 45 minutes’ drive for travel further afield.

**Agents Information For Buyers** - Thank you for showing an interest in a property marketed by Sterling Estate Agents. Please note that on occasion we may use AI to enhance our photography. 

Please be aware, should you wish to make an offer for this property, we will require the following information before we enter negotiations:

1. Copy of your mortgage agreement in principal.

2. Evidence of deposit funds, if equity from property sale confirmation of your current mortgage balance i.e. Your most recent mortgage statement, if monies in bank accounts the most up to date balances..

3. Passport photo ID for ALL connected purchasers and a utility bill. We are duty bound to complete anti money laundering (AML) checks on all connected purchasers should an offer be accepted. The charge for this is £75 plus VAT per person.

Unfortunately we will not be able to progress negotiating any offer unless we have ID,  checks and proof of funds. By making an offer on  property with Sterling Estate Agents you agree to the AML process and charge should your offer be acceptable and you understand this is non refundable in any event.

## Property Photos

- ![IMG_5975-IMG_5977.jpg](/listings/photos/89152077/1534099) - IMG_5975-IMG_5977.jpg
- ![IMG_5921-IMG_5923.jpg](/listings/photos/89152077/1534100) - IMG_5921-IMG_5923.jpg
- ![IMG_5924-IMG_5926.jpg](/listings/photos/89152077/1534102) - IMG_5924-IMG_5926.jpg
- ![IMG_5954-IMG_5956.jpg](/listings/photos/89152077/1534103) - IMG_5954-IMG_5956.jpg
- ![IMG_5951-IMG_5953.jpg](/listings/photos/89152077/1534104) - IMG_5951-IMG_5953.jpg
- ![IMG_5936-IMG_5938.jpg](/listings/photos/89152077/1534105) - IMG_5936-IMG_5938.jpg
- ![IMG_5948-IMG_5950.jpg](/listings/photos/89152077/1534106) - IMG_5948-IMG_5950.jpg
- ![IMG_5927-IMG_5929.jpg](/listings/photos/89152077/1534108) - IMG_5927-IMG_5929.jpg
- ![IMG_5933-IMG_5935.jpg](/listings/photos/89152077/1534109) - IMG_5933-IMG_5935.jpg
- ![IMG_5942-IMG_5944.jpg](/listings/photos/89152077/1534110) - IMG_5942-IMG_5944.jpg
- ![IMG_5945-IMG_5947.jpg](/listings/photos/89152077/1534111) - IMG_5945-IMG_5947.jpg
- ![IMG_5918-IMG_5920.jpg](/listings/photos/89152077/1534112) - IMG_5918-IMG_5920.jpg
- ![IMG_5912-IMG_5914.jpg](/listings/photos/89152077/1534113) - IMG_5912-IMG_5914.jpg
- ![IMG_5957-IMG_5959.jpg](/listings/photos/89152077/1534115) - IMG_5957-IMG_5959.jpg
- ![IMG_5963-IMG_5965.jpg](/listings/photos/89152077/1534116) - IMG_5963-IMG_5965.jpg

## Floorplans

- ![Sears Drive, Tring - all floors 1.JPG](/listings/photos/89152077/1534117) - Sears Drive, Tring - all floors 1.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/89152077/1534118) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £400,000 | 03/02/2022 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 2 FAIRTHORN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 4DT | £475,000 | 17/11/2023 | Terraced |
| 13 FAIRTHORN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 4DT | £500,000 | 12/05/2023 | Terraced |
| 7 OKELEY LANE, TRING, DACORUM, HERTFORDSHIRE, HP23 4HE | £562,500 | 05/01/2023 | Terraced |
| 53 HIGHFIELD ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4DS | £465,000 | 30/09/2022 | Terraced |
| 91 HIGHFIELD ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4DS | £469,000 | 12/09/2022 | Terraced |
| 59 HIGHFIELD ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4DS | £450,000 | 24/08/2022 | Terraced |
| 3 ACACIA WALK, TRING, DACORUM, HERTFORDSHIRE, HP23 4DU | £360,000 | 03/08/2022 | Terraced |
| [Same street] 39 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £495,000 | 01/07/2022 | Terraced |
| 34 BUCKINGHAM ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4HF | £440,000 | 23/06/2022 | Terraced |
| 17 FAIRTHORN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 4DT | £415,000 | 17/06/2022 | Terraced |
| 57 BUCKINGHAM ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4HF | £400,000 | 27/05/2022 | Terraced |
| [Same street] 51 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £675,000 | 11/05/2022 | Semi-detached |
| 12 FAIRTHORN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 4DT | £425,000 | 27/04/2022 | Terraced |
| 41 HIGHFIELD ROAD, TRING, DACORUM, HERTFORDSHIRE, HP23 4DS | £420,000 | 31/03/2022 | Terraced |
| [Same street] 53 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £675,000 | 30/03/2022 | Semi-detached |
| [Same street] 27 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £950,000 | 23/02/2022 | Detached |
| [Same street] 25 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £950,000 | 17/02/2022 | Detached |
| [Same street] 29 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £405,000 | 17/02/2022 | Terraced |
| [Same street] 35 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £720,000 | 07/02/2022 | Detached |
| [Same street] 33 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £555,000 | 27/01/2022 | Terraced |
| [Same street] 23 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £950,000 | 24/01/2022 | Detached |
| [Same street] 55 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £675,000 | 20/01/2022 | Semi-detached |
| [Same street] 41 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £499,950 | 20/01/2022 | Terraced |
| [Same street] 37 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £499,950 | 20/01/2022 | Terraced |
| [Same street] 43 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £555,000 | 20/01/2022 | Terraced |
| [Same street] 45 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £399,000 | 19/11/2021 | Terraced |
| 27 OKELEY LANE, TRING, DACORUM, HERTFORDSHIRE, HP23 4HD | £450,000 | 19/11/2021 | Terraced |
| [Same street] 47 SEARS DRIVE, TRING, DACORUM, HERTFORDSHIRE, HP23 4GZ | £405,000 | 18/11/2021 | Terraced |
| 6 OKELEY LANE, TRING, DACORUM, HERTFORDSHIRE, HP23 4HE | £375,000 | 07/09/2021 | Terraced |
| 13 FAIRTHORN CLOSE, TRING, DACORUM, HERTFORDSHIRE, HP23 4DT | £375,000 | 11/08/2021 | Terraced |

**Street average:** £627,260 (15 sales)
**Area average:** £438,767 (15 sales)

## Price vs local average

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

- **Local average:** £419,703 (20 Terraced, HP23, 2024–2026)
- **Deviation:** -4.7%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £992/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, Aylesbury Road, HP23 | £1,345/mo | 2 | 0.31 miles | OpenRent |
| 2 Bed Terraced House, Chapel Street, HP23 | £1,550/mo | 2 | 0.56 miles | OpenRent |
| 2 Bed Flat, Western Road, HP23 | £1,295/mo | 2 | 0.62 miles | OpenRent |

**Average rent: £1,397/mo (3 listings)**

## 1% Rule

- **Rent ratio:** 0.34% (weak for cashflow)
- **Max investor price (0.8%):** £168,125
- **Target investor price (1%):** £134,500

*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 £1,345/mo).*

- **Gross yield:** 4%
- **Cost-to-rent:** 24.8×
- **Monthly cashflow:** £-390/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -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).*

## Price per Square Metre

- **£/m²:** £5,797/m²

## Capital growth trend

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

- **5y growth:** 50.9%
- **10y growth:** 15.8%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Terraced series; as of April 2026.*

- **1y growth (index):** 0.7%
- **5y growth (index):** 14%
- **10y growth (index):** 29.2%

## 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)