# 4 bedroom detached house for sale (WD5 0AY)

## Property Details

| Key | Value |
|-----|-------|
| Address | 31 ABBOTS ROAD, ABBOTS LANGLEY, HERTFORDSHIRE WD5 0AY |
| Price | £1,200,000 |
| Bedrooms | 4 |
| Bathrooms | 3 |
| Last sold | £1,100,000 Jan 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 28/11/2032
- **Current heating cost:** £752/year
- **Est. upgrade cost to C:** £14,890

### Recommendations
- W2 (£4,000 - £6,000)
- E (£90)
- F (£200 - £400)
- 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/9380-2421-2290-2422-2255)

## Description

Located on the premier road in Abbots Langley and is offered for sale with a complete upper chain. A stunning detached home with large southerly gardens and a garden cabin.

**Ground Floor** - The front door opens to a grand entrance hall which welcomes you into the property. With doors opening to the ground floor accommodation and a sweeping staircase rising to the first floor galleried landing, There is a dedicated living room which is dual aspect with windows to the front and rear and door leading through to a good size dining/family room which has doors opening to the rear garden. The kitchen/breakfast room has been fitted with a comprehensive range of base and eye level units and incorporated a breakfast bar area. This space is very light and airy with French doors opening to the rear garden and a window over-looking the rear. A ground floor cloakroom fitted with a low level wc and wash basin completes this level.

**First Floor** - A spacious galleried landing area has doors opening to all four of the double bedrooms and to the family bathroom. Bedroom two overlooks the front and makes an ideal guest suite since it has the benefit of an ensuite shower-room. Bedroom one also boasts an ensuite shower room and has panoramic views over the rear garden and beyond alongside fitted wardrobes to the bedroom space. The large family bathroom has a kidney shaped bath with shower screen and independently operated wall mounted shower unit over.

**Outside** - To the front of the property is a coachman's driveway providing ample parking and leading to an integral single garage. Gated pedestrian access leads to the rear garden where there is a timber deck directly to the rear of the property leading to the main part of the garden which is laid to lawn and fully enclosed by fencing. The side borders are stocked with a variety of mature planting and specimen trees. Moving to the rear of the garden there is a high specification garden cabin which is fully insulated with power, light and bi-folding doors. To the side of the cabin is a deep set store room. To the front of the cabin is a veranda and an area laid to artificial grass with flagstones.

**Historical Abbots Langley** - Abbots Langley is the home to the only Englishman to ever become Pope. Nicholas Breakspeare was born in Abbots Langley in approximately 1100. He became Pope Adrian IV (1154 -1159).

**Hertfordshires Hollywood** - Abbots Langley is on the door step to the famous Leavesden Studios, where many classic movies were made such as Star Wars, James Bond and Sherlock Holmes. Leavesden is also the home to Harry Potter and Harry Potter World, the movies were also filmed here at the studios.

**Village Amenities** - Our village has a choice of local shops, schools, restaurants, delicatessens, banks and public houses, for the commuter there is a bus service to town centres of both Watford and Hemel Hempstead.

**Transport Links** - Kings Langley mainline station is only a 10 minute walk from the property, Junction 20 of the M25 is two miles and Junction 6 of the M1 is three miles. All distances are measured approximately from our office.

**Agents Information For Buyers** - 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.

## Property Photos

- ![new front.jpg](/listings/photos/124997348/1315186) - new front.jpg
- ![new rear 1.jpg](/listings/photos/124997348/1315187) - new rear 1.jpg
- ![new rear 2.jpg](/listings/photos/124997348/1315188) - new rear 2.jpg
- ![new rear 4.jpg](/listings/photos/124997348/1315189) - new rear 4.jpg
- ![IMG_9933-IMG_9935.jpg](/listings/photos/124997348/1315190) - IMG_9933-IMG_9935.jpg
- ![IMG_9924-IMG_9926.jpg](/listings/photos/124997348/1315191) - IMG_9924-IMG_9926.jpg
- ![new rear 3.jpg](/listings/photos/124997348/1315192) - new rear 3.jpg
- ![IMG_9951-IMG_9953.jpg](/listings/photos/124997348/1315193) - IMG_9951-IMG_9953.jpg
- ![IMG_9927-IMG_9929.jpg](/listings/photos/124997348/1315194) - IMG_9927-IMG_9929.jpg
- ![IMG_9936-IMG_9938.jpg](/listings/photos/124997348/1315195) - IMG_9936-IMG_9938.jpg
- ![IMG_9906-IMG_9908.jpg](/listings/photos/124997348/1315196) - IMG_9906-IMG_9908.jpg
- ![IMG_9909-IMG_9911.jpg](/listings/photos/124997348/1315197) - IMG_9909-IMG_9911.jpg
- ![IMG_9891-IMG_9893.jpg](/listings/photos/124997348/1315198) - IMG_9891-IMG_9893.jpg
- ![IMG_9897-IMG_9899.jpg](/listings/photos/124997348/1315199) - IMG_9897-IMG_9899.jpg
- ![IMG_9912-IMG_9914.jpg](/listings/photos/124997348/1315200) - IMG_9912-IMG_9914.jpg
- ![IMG_9888-IMG_9890.jpg](/listings/photos/124997348/1315201) - IMG_9888-IMG_9890.jpg
- ![IMG_9900-IMG_9902.jpg](/listings/photos/124997348/1315202) - IMG_9900-IMG_9902.jpg
- ![IMG_9915-IMG_9917.jpg](/listings/photos/124997348/1315203) - IMG_9915-IMG_9917.jpg
- ![IMG_9930-IMG_9932.jpg](/listings/photos/124997348/1315204) - IMG_9930-IMG_9932.jpg
- ![IMG_9945-IMG_9947.jpg](/listings/photos/124997348/1315205) - IMG_9945-IMG_9947.jpg
- ![rear 1.jpg](/listings/photos/124997348/1315206) - rear 1.jpg
- ![rear 2.jpg](/listings/photos/124997348/1315207) - rear 2.jpg
- ![new garden 2.jpg](/listings/photos/124997348/1315208) - new garden 2.jpg
- ![new garden 3.jpg](/listings/photos/124997348/1315209) - new garden 3.jpg

## Floorplans

- ![Floorplan 1](/listings/photos/124997348/1315210) - Floorplan 1

## EPC Graphs

- ![EE Rating](/listings/photos/124997348/1315211) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 31 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AY | £1,100,000 | 25/01/2023 | Detached |
| 31 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AY | £710,000 | 02/08/2013 | 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 |
|---------|-------|------|------|
| 16 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AZ | £750,000 | 29/08/2023 | Detached |
| 38C ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0BG | £750,000 | 30/06/2023 | Detached |
| 22 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AZ | £925,000 | 29/06/2023 | Detached |
| 80 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0BH | £870,000 | 30/09/2022 | Detached |
| 36 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AZ | £1,231,050 | 23/08/2022 | Detached |
| [Same street] 45 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AY | £720,000 | 16/08/2022 | Detached |
| 3 STANDFIELD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0BB | £975,000 | 27/06/2022 | Detached |
| [Same street] 27 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AY | £795,000 | 22/06/2022 | Detached |
| 78 ABBOTS ROAD, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0BH | £1,387,500 | 29/04/2022 | Detached |
| THE OLD MALTINGS HIGH STREET, ABBOTS LANGLEY, THREE RIVERS, HERTFORDSHIRE, WD5 0AR | £400,000 | 22/10/2021 | Detached |

**Street average:** £757,500 (2 sales)
**Area average:** £911,069 (8 sales)

## Price vs local average

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

- **Local average:** £1,000,714 (7 Detached, WD5, 2024–2026)
- **Deviation:** +19.9%

## Rental Range

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

- **Low:** £1,628/mo
- **Realistic:** £1,809/mo
- **Optimistic:** £1,990/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

## 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 |
|------|------|------|------|------|
| 4 Bed Detached House, South Way, WD5 | £2,900/mo | 4 | 0.78 miles | OpenRent |
| 4 Bed Detached House, Bateson Drive, WD25 | £2,950/mo | 4 | 0.87 miles | OpenRent |

**Average rent: £2,925/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.24% (weak for cashflow)
- **Max investor price (0.8%):** £365,625
- **Target investor price (1%):** £292,500

*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 £2,925/mo).*

- **Gross yield:** 2.9%
- **Cost-to-rent:** 34.2×
- **Monthly cashflow:** £-2,118/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -7.3%

*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:** £6,818/m²

## Capital growth trend

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

- **5y growth:** 9.6%
- **10y growth:** 14.1%

## House Price Index (HM Land Registry)

*Official index for Three Rivers; Detached series; as of April 2026.*

- **1y growth (index):** -1.6%
- **5y growth (index):** 10.6%
- **10y growth (index):** 16.3%

## 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)