# 5 bedroom detached house for sale (WD17 3BD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 CONINGESBY DRIVE, WATFORD, HERTFORDSHIRE WD17 3BD |
| Price | £995,000 |
| Bedrooms | 5 |
| Bathrooms | 2 |
| Last sold | £995,000 Jun 2018 |

## Description

Coningesby Drive is a very popular residential road on the sought after Cassiobury Estate. There is a private tennis club and the park has over 190 acres of woodland and open space. Watford Town centre is less than a mile away with the INTU Centre, excellent shops, restaurants and theatre. Watford Metropolitan Line Station (0.8 miles) provides a service to London and Watford Junction Station  (1.3 miles) provides a service to London Euston. There is an excellent selection of schools in the area including Nascot Wood Infant and Junior Schools, Cassiobury Infant and Junior Schools, Watford Grammar School for Boys and Watford Grammar School for Girls. The M25 Junction 19 i nearby and provides connections to the national motorway. The property is available now and is offered unfurnished.

## Property Photos

- ![Picture No. 1](/listings/photos/65539819/274031) - Picture No. 1
- ![Photograph 2](/listings/photos/65539819/274032) - Photograph 2
- ![Photograph 3](/listings/photos/65539819/274033) - Photograph 3
- ![Photograph 4](/listings/photos/65539819/274034) - Photograph 4
- ![Picture No. 5](/listings/photos/65539819/274035) - Picture No. 5
- ![Photograph 6](/listings/photos/65539819/274036) - Photograph 6
- ![Photograph 7](/listings/photos/65539819/274037) - Photograph 7
- ![Picture No. 8](/listings/photos/65539819/274038) - Picture No. 8
- ![Photograph 9](/listings/photos/65539819/274039) - Photograph 9

## Floorplans

- ![Photograph 14](/listings/photos/65539819/274040) - Photograph 14

## EPC Graphs

- ![EPC Rating Graph](/listings/photos/65539819/274041) - EPC Rating Graph

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 CONINGESBY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BD | £995,000 | 04/06/2018 | Detached |
| 13 CONINGESBY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BD | £225,000 | 30/07/1999 | 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 |
|---------|-------|------|------|
| 78 PARKSIDE DRIVE, WATFORD, HERTFORDSHIRE, WD17 3AZ | £1,851,000 | 14/12/2023 | Detached |
| 43 RICHMOND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BQ | £948,000 | 26/07/2023 | Detached |
| [Same street] 1 CONINGESBY DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BD | £1,100,000 | 10/10/2022 | Detached |
| 2 RICHMOND DRIVE, WATFORD, HERTFORDSHIRE, WD17 3BG | £1,010,000 | 05/08/2022 | Detached |
| OAKRIDGE BELLMOUNT WOOD AVENUE, WATFORD, HERTFORDSHIRE, WD17 3BN | £1,000,000 | 25/03/2022 | Detached |
| 22 TREFUSIS WALK, WATFORD, HERTFORDSHIRE, WD17 3BP | £1,635,000 | 25/06/2021 | Detached |

**Street average:** £1,100,000 (1 sale)
**Area average:** £1,288,800 (5 sales)

## Price vs local average

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

- **Local average:** £989,200 (10 Detached, WD17, 2024–2026)
- **Deviation:** +0.6%

## 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

## 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 |
|------|------|------|------|------|
| 5 Bed Semi-Detached House, Maythorne Close, WD18 | £2,700/mo | 5 | 0.88 miles | OpenRent |
| 5 Bed Semi-Detached House, Whippendell Rd, WD18 | £5,500/mo | 5 | 0.99 miles | OpenRent |

**Average rent: £4,100/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.41% (weak for cashflow)
- **Max investor price (0.8%):** £512,500
- **Target investor price (1%):** £410,000

*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 £4,100/mo).*

- **Gross yield:** 4.9%
- **Cost-to-rent:** 20.2×
- **Monthly cashflow:** £-253/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -1.1%

*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).*

## Capital growth trend

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

- **5y growth:** 20.4%
- **10y growth:** 8.5%

## House Price Index (HM Land Registry)

*Official index for Watford; Detached series; as of February 2026.*

- **1y growth (index):** -1.2%
- **5y growth (index):** 7.9%
- **10y growth (index):** 24.8%

## 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)