Sold STC Semi-detached

50 NORRIS RISE

HODDESDON, HERTFORDSHIRE EN11 8RD

3 beds 2 baths 1,561 sq ft Listed 21 May 2018 (-2954d)

£440,000

Reduced on 19 Jun 2018

Save

# 3 bedroom semi-detached house for sale (EN11 8RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 50 NORRIS RISE, HODDESDON, HERTFORDSHIRE EN11 8RD |
| Price | £440,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 145 m² |
| Last sold | £440,000 Sep 2018 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** C
- **Expiry date:** 12/06/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Est. upgrade cost to C:** £21,898

### Recommendations
- B (£500 - £1,500)
- W (£800 - £1,200)
- C (£15 - £30)
- E (£75)
- F (£200 - £400)
- G (£350 - £450)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- U (£9,000 - £14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0371-2877-6462-9594-2005)

## Description

** THREE BEDROOMS, LARGE GARDEN and IMMACULATE 25' LIVING ROOM ** This BEAUTIFULLY PRESENTED FAMILY HOME is located just UNDER A MILE from the TOWN CENTRE. Benefiting from KITCHEN/BREAKFAST ROOM, double glazed windows, DOWNSTAIRS SHOWER ROOM, gas central heating, FIRST FLOOR FAMILY BATHROOM, good size bedrooms including MASTER WITH FITTED WARDROBES. The LARGE REAR GARDEN offers lawn area and patio with two sheds. MUST BE VIEWED!

## Property Photos

- ![Front](/listings/photos/73318148/683007) - Front
- ![Kitchen](/listings/photos/73318148/683009) - Kitchen
- ![Living Area](/listings/photos/73318148/683013) - Living Area
- ![Garden](/listings/photos/73318148/683017) - Garden
- ![Living Area](/listings/photos/73318148/683029) - Living Area
- ![Dining Area](/listings/photos/73318148/683039) - Dining Area
- ![Kitchen](/listings/photos/73318148/683053) - Kitchen
- ![Kitchen](/listings/photos/73318148/683056) - Kitchen
- ![Downstairs Sho...](/listings/photos/73318148/683060) - Downstairs Sho...
- ![Hallway](/listings/photos/73318148/683062) - Hallway
- ![Bedroom One](/listings/photos/73318148/683065) - Bedroom One
- ![Bedroom Two](/listings/photos/73318148/683068) - Bedroom Two
- ![Bedroom Three](/listings/photos/73318148/683071) - Bedroom Three
- ![Bathroom](/listings/photos/73318148/683074) - Bathroom
- ![Garden](/listings/photos/73318148/683078) - Garden

## Floorplans

- ![Floorplan](/listings/photos/73318148/683082) - Floorplan

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #3749444
- **Address:** 50 Norris Rise, HODDESDON, EN11 8RD
- **Certificate Issued:** 22/05/2006
- **Work Completed:** 10/05/2006
- **Items:** 1 door(s)

### FENSA Certificate #2772349
- **Address:** 50 Norris Rise, HODDESDON, EN11 8RD
- **Certificate Issued:** 07/06/2005
- **Work Completed:** 18/05/2005
- **Items:** 6 window(s), 3 door(s)

### FENSA Certificate #14401681
- **Address:** 50 Norris Rise, HODDESDON, EN11 8RD
- **Certificate Issued:** 17/01/2021
- **Work Completed:** 01/12/2020
- **Items:** 7 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 50 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £440,000 | 28/09/2018 | Semi-detached |
| 50 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £275,000 | 21/02/2014 | Semi-detached |
| 50 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £244,500 | 27/09/2010 | Semi-detached |
| 50 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £54,000 | 18/02/2000 | 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 |
|---------|-------|------|------|
| 154 PADDICK CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RT | £335,000 | 19/12/2025 | Semi-detached |
| 46 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JR | £510,000 | 27/03/2025 | Semi-detached |
| 7 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX | £385,000 | 07/02/2025 | Semi-detached |
| 28 CILLOCKS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QT | £475,000 | 17/10/2023 | Semi-detached |
| [Same street] 88 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £240,000 | 06/10/2023 | Flat |
| 12 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £425,000 | 25/08/2023 | Semi-detached |
| 67 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RL | £385,000 | 29/06/2023 | Semi-detached |
| 25 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JN | £445,000 | 16/12/2022 | Semi-detached |
| [Same street] 108 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD | £255,000 | 22/11/2022 | Flat |
| 30 WESTFIELD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RB | £465,000 | 22/11/2022 | Semi-detached |
| 32 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX | £420,000 | 16/11/2022 | Semi-detached |
| 35 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £425,000 | 21/10/2022 | Semi-detached |
| 25 GOODWOOD CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JP | £428,000 | 01/09/2022 | Semi-detached |
| 15 CHERRY TREE ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JS | £425,000 | 09/08/2022 | Semi-detached |
| 20 BURN SIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8PG | £460,000 | 02/08/2022 | Semi-detached |
| ARDEN HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JL | £470,000 | 15/07/2022 | Semi-detached |
| 19 GOODWOOD CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JP | £385,000 | 14/06/2022 | Semi-detached |
| 2 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £433,000 | 30/05/2022 | Semi-detached |
| 34 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ | £357,000 | 27/05/2022 | Semi-detached |
| 77 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RE | £457,000 | 04/04/2022 | Semi-detached |
| 94 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RJ | £345,000 | 04/03/2022 | Semi-detached |
| 17 WESTFIELD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RB | £462,500 | 28/02/2022 | Semi-detached |

**Street average:** £247,500 (2 sales)
**Area average:** £424,625 (20 sales)

## Price vs local average

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

- **Local average:** £464,609 (23 Semi-detached, EN11, 2024–2026)
- **Deviation:** -5.3%

## 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):** £1,366/mo

## 1% Rule

- **Rent ratio:** 0.37% (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:** £3,034/m²

## Capital growth trend

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

- **5y growth:** 8.8%
- **10y growth:** 16.7%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** 6.2%
- **5y growth (index):** 17.5%
- **10y growth (index):** 32.2%

## 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)

Front Kitchen Living Area Garden Living Area Dining Area Kitchen Kitchen Downstairs Sho... Hallway Bedroom One Bedroom Two Bedroom Three Bathroom Garden

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Property details

Floor area

145 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£440,000 Sep 2018

Price per m²

£3,034/m²

Local average

£464,609 (-5.3%)

Deprivation

Decile 5 (15,740 of 33,755)

Street crime

162 incidents within 1 mile (Apr 2026)

Key features

Three Bedrooms
Immaculately Presented
Under a mile to Town Centre
Off Street Parking
Bathroom and Downstairs Shower Room
25' Living Room
Kitchen/Breakfast Room
Large Rear Garden

Additional details

Parking: Yes
Garden: Yes

Description

THREE BEDROOMS, LARGE GARDEN and IMMACULATE 25' LIVING ROOM This BEAUTIFULLY PRESENTED FAMILY HOME is located just UNDER A MILE from the TOWN CENTRE. Benefiting from KITCHEN/BREAKFAST ROOM, double glazed windows, DOWNSTAIRS SHOWER ROOM, gas central heating, FIRST FLOOR FAMILY BATHROOM, good size bedrooms including MASTER WITH FITTED WARDROBES. The LARGE REAR GARDEN offers lawn area and patio with two sheds. MUST BE VIEWED!

Listed by

Hoddesdon

Paul Wallace Estate Agents

Reference: 73318148

EPC Rating & Upgrade Cost

This certificate expired on 12/06/2024. A new EPC may be required before the property can be marketed or let.

Current rating: E

Potential rating: C

Inspection date: 13/06/2014

Expiry date: 12/06/2024 (expired)

Est. upgrade cost to C: £21,898

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

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (£800 - £1,200)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£75)
Hot water cylinder thermostat (£200 - £400)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£9,000 - £14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #3749444

Property Details

Street: 50 Norris Rise

Town: HODDESDON

Postcode: EN11 8RD

Installation Details

Items: 1 door

Certificate Issued: 22/05/2006

Work Completed: 10/05/2006

This certificate data was retrieved from FENSA's database

FENSA Certificate #2772349

Property Details

Street: 50 Norris Rise

Town: HODDESDON

Postcode: EN11 8RD

Installation Details

Items: 6 windows and 3 doors

Certificate Issued: 07/06/2005

Work Completed: 18/05/2005

This certificate data was retrieved from FENSA's database

FENSA Certificate #14401681

Property Details

Street: 50 Norris Rise

Town: HODDESDON

Postcode: EN11 8RD

Installation Details

Items: 7 windows

Certificate Issued: 17/01/2021

Work Completed: 01/12/2020

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

715% since 2000

Event	Date	Price	% change
Sold	28/09/2018 (7 years ago)	£440,000	+60%
Sold	21/02/2014 (12 years ago)	£275,000	+12.5%
Sold	27/09/2010 (15 years ago)	£244,500	+352.8%
Sold	18/02/2000 (26 years ago)	£54,000	—

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
154 PADDICK CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RT	£335,000	19/12/2025	Semi-detached
46 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JR	£510,000	27/03/2025	Semi-detached
7 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX	£385,000	07/02/2025	Semi-detached
28 CILLOCKS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QT	£475,000	17/10/2023	Semi-detached
Same street 88 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD	£240,000	06/10/2023	Flat
12 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ	£425,000	25/08/2023	Semi-detached
67 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RL	£385,000	29/06/2023	Semi-detached
25 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JN	£445,000	16/12/2022	Semi-detached
Same street 108 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RD	£255,000	22/11/2022	Flat
30 WESTFIELD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RB	£465,000	22/11/2022	Semi-detached
32 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX	£420,000	16/11/2022	Semi-detached
35 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ	£425,000	21/10/2022	Semi-detached
25 GOODWOOD CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JP	£428,000	01/09/2022	Semi-detached
15 CHERRY TREE ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JS	£425,000	09/08/2022	Semi-detached
20 BURN SIDE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8PG	£460,000	02/08/2022	Semi-detached
ARDEN HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JL	£470,000	15/07/2022	Semi-detached
19 GOODWOOD CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JP	£385,000	14/06/2022	Semi-detached
2 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ	£433,000	30/05/2022	Semi-detached
34 SAFFRON CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QZ	£357,000	27/05/2022	Semi-detached
77 NORRIS RISE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RE	£457,000	04/04/2022	Semi-detached
94 WINTERSCROFT ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RJ	£345,000	04/03/2022	Semi-detached
17 WESTFIELD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RB	£462,500	28/02/2022	Semi-detached

Street average: £247,500 (2 sales)

Area average: £424,625 (20 sales)

Capital growth trend

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

5y growth 8.8%

10y growth 16.7%

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

1y (index) 6.2%

5y (index) 17.5%

10y (index) 32.2%

Rental Range

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

Low £1,483/mo

Realistic £1,648/mo

Optimistic £1,813/mo

Based on Local Authority from postcode lookup → Broxbourne.

LHA (30th percentile) floor for South East Herts: £1,366/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN11 8RD

Nearby

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

Type	Name	Distance
Bus stop	College Road	0.2 miles
Bus stop	Cherry Tree Road	0.2 miles
Shop	Aesthetic Clinic & Academy	0.3 miles
Shop	Manhattan Nails	0.3 miles
Train station	Rye House	1.1 miles
Train station	Broxbourne	1.2 miles
Hospital	Cheshunt Community Hospital	4.5 miles
University	University of Hertfordshire	6.8 miles
Hospital	Jacob's Neuro Centre	7.3 miles

Street-level crime

Category	Count
Violence and sexual offences	43
Anti-social behaviour	38
Other theft	23
Vehicle crime	17
Criminal damage and arson	10
Shoplifting	10
Public order	7
Drugs	5
Burglary	3
Robbery	3
Other crime	1
Possession of weapons	1
Theft from the person	1
Total incidents	162

Within 1 mile during Apr 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
Westfield Community Primary School	Primary	0.1 miles	— (Inspected (no overall grade))
St Catherine's Hoddesdon CofE Primary School	Primary	0.4 miles	Good — 26 Apr 2023
Rivers Education Support Centre	Other	0.4 miles	Good — 5 Dec 2023
St Augustine's Catholic Primary School	Primary	0.5 miles	Good — 11 Nov 2014
Robert Barclay Academy	Secondary	0.7 miles	Good — 3 May 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.37%

Max investor price (0.8%) £206,000

Target investor price (1%) £164,800

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).