Sold STC Semi-detached

40 HOLLYBUSH LANE

HEMEL HEMPSTEAD, HEMEL HEMPSTEAD, HERTFORDSHIRE HP1 2PQ

2 beds 807 sq ft Listed 10 Mar 2006 (-7437d)

£179,950

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# 2 bedroom semi-detached house for sale (HP1 2PQ)

## Property Details

| Key | Value |
|-----|-------|
| Address | 40 HOLLYBUSH LANE, HEMEL HEMPSTEAD, HEMEL HEMPSTEAD, HERTFORDSHIRE HP1 2PQ |
| Price | £179,950 |
| Bedrooms | 2 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 75 m² |
| Last sold | £175,000 Jun 2006 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 02/10/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £451/year
- **Est. upgrade cost to C:** £17,500

### Recommendations
- W (Â£800 - Â£1,200)
- N (Â£4,000 - Â£6,000)
- U (Â£9,000 - Â£14,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8298-3572-5829-5307-7043)

## Description

ENTRANCE HALL    Stairs rising to first floor, radiator, telephone point, doors to:

LOUNGE  14'1" x 11'2" (4.3m x 3.4m).  UPVC double glazed window to front, real flame coals effect gas fire, television point, archway to:

KITCHEN/DINER  17'6" x 8'5" (5.33m x 2.57m).  Range of fitted eye and base level units with rolled edge work surfaces, built in oven and hob, single drainer stainless steel sink unit with mixer tap, plumbing for washing machine, space for fridge/freezer, understairs storage cupboard, UPVC double glazed window to rear, double glazed patio door to garden.

LANDING    UPVC double glazed window to side, access to loft, airing cupboard housing hot water cylinder, doors to:

BEDROOM ONE  17'7" max x 10'2" (5.36m max x 3.1m).  Two UPVC double glazed windows to front, radiator, telephone point, overstairs storage cupboard.

BEDROOM TWO  12'7" x 11'8" max (3.84m x 3.56m max).  UPVC double glazed window to rear, radiator.

BATHROOM    Fitted three piece suite comprising low level WC, pedestal wash hand basin, panelled bath with shower attachment, part tiled walls, dual aspect UPVC double glazed windows to side and rear.

FRONT GARDEN    Mainly laid to lawn with hedge surround, gated rear access.

REAR GARDEN    Mainly laid to lawn with shrub borders, two brick built sheds.

## Property Photos

- ![Picture No.04](/listings/photos/11301710/1002707) - Picture No.04
- ![Picture No.02](/listings/photos/11301710/1002708) - Picture No.02
- ![Picture No.03](/listings/photos/11301710/1002711) - Picture No.03

## FENSA Certificates

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

### FENSA Certificate #8727104
- **Address:** 40 Hollybush Lane, HEMEL HEMPSTEAD, HP1 2PQ
- **Certificate Issued:** 08/03/2012
- **Work Completed:** 10/02/2012
- **Items:** 1 window(s), 1 door(s)

### FENSA Certificate #4881819
- **Address:** 40 Hollybush Lane, HEMEL HEMPSTEAD, HP1 2PQ
- **Certificate Issued:** 17/07/2007
- **Work Completed:** 29/06/2007
- **Items:** 3 window(s), 1 door(s)

### FENSA Certificate #13142510
- **Address:** 40 Hollybush Lane, HEMEL HEMPSTEAD, HP1 2PQ
- **Certificate Issued:** 17/09/2018
- **Work Completed:** 04/07/2018
- **Items:** 5 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 40 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PQ | £175,000 | 11/06/2006 | 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 |
|---------|-------|------|------|
| 8 VARNEY CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LH | £478,500 | 28/11/2025 | Semi-detached |
| 399 LONG CHAULDEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2NT | £343,000 | 22/08/2025 | Semi-detached |
| 3 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS | £415,000 | 15/07/2025 | Semi-detached |
| [Same street] 36 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PQ | £385,000 | 18/01/2024 | Terraced |
| 40 ROSEHEATH, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LT | £645,000 | 22/08/2023 | Semi-detached |
| [Same street] 34 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PQ | £410,000 | 20/07/2023 | Terraced |
| 15 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PF | £475,000 | 04/11/2022 | Semi-detached |
| 22 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PF | £475,000 | 24/03/2022 | Semi-detached |
| 364 LONG CHAULDEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2NT | £472,500 | 28/02/2022 | Semi-detached |
| 7 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS | £418,000 | 17/12/2021 | Semi-detached |
| 2 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS | £495,000 | 07/12/2021 | Semi-detached |
| 4 ROSEHEATH, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LX | £597,000 | 29/11/2021 | Semi-detached |
| 10 RAVENSDELL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LU | £450,000 | 22/10/2021 | Semi-detached |
| 8 BIRCH GREEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2QX | £522,000 | 30/09/2021 | Semi-detached |
| 4 MERROW DRIVE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LZ | £610,000 | 10/09/2021 | Semi-detached |

**Street average:** £397,500 (2 sales)
**Area average:** £492,000 (13 sales)

## Price vs local average

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

- **Local average:** £460,789 (19 Semi-detached, HP1, 2024–2026)
- **Deviation:** -60.9%

## 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 South West Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,247/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, The Farthings, HP1 | £1,500/mo | 2 | 0.73 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 10%
- **Cost-to-rent:** 10×
- **Monthly cashflow:** £616/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.2%

*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:** £2,399/m²

## Capital growth trend

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

- **5y growth:** -4%
- **10y growth:** 29.9%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Semi-detached series; as of April 2026.*

- **1y growth (index):** 0.9%
- **5y growth (index):** 15.6%
- **10y growth (index):** 30.3%

## 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)

Picture No.04 Picture No.02 Picture No.03

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Property details

Floor area

75 m²

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£175,000 Jun 2006

Price per m²

£2,399/m²

Local average

£460,789 (-60.9%)

Deprivation

Decile 5 (14,676 of 33,755)

Street crime

152 incidents within 1 mile (May 2026)

Description

ENTRANCE HALL Stairs rising to first floor, radiator, telephone point, doors to:

LOUNGE 14'1" x 11'2" (4.3m x 3.4m). UPVC double glazed window to front, real flame coals effect gas fire, television point, archway to:

KITCHEN/DINER 17'6" x 8'5" (5.33m x 2.57m). Range of fitted eye and base level units with rolled edge work surfaces, built in oven and hob, single drainer stainless steel sink unit with mixer tap, plumbing for washing machine, space for fridge/freezer, understairs storage cupboard, UPVC double glazed window to rear, double glazed patio door to garden.

LANDING UPVC double glazed window to side, access to loft, airing cupboard housing hot water cylinder, doors to:

BEDROOM ONE 17'7" max x 10'2" (5.36m max x 3.1m). Two UPVC double glazed windows to front, radiator, telephone point, overstairs storage cupboard.

BEDROOM TWO 12'7" x 11'8" max (3.84m x 3.56m max). UPVC double glazed window to rear, radiator.

BATHROOM Fitted three piece suite comprising low level WC, pedestal wash hand basin, panelled bath with shower attachment, part tiled walls, dual aspect UPVC double glazed windows to side and rear.

FRONT GARDEN Mainly laid to lawn with hedge surround, gated rear access.

REAR GARDEN Mainly laid to lawn with shrub borders, two brick built sheds.

Listed by

Hemel Hempstead

Countrywide UK Sales - Connells

Reference: 11301710

EPC Rating & Upgrade Cost

This certificate expired on 02/10/2024. A new EPC may be required before the property can be marketed or let.

Current rating: C

Potential rating: B

Inspection date: 03/10/2014

Expiry date: 02/10/2024 (expired)

Current heating cost: £451/year

Potential heating cost: £402/year

Est. upgrade cost to C: £17,500

Recommendations

Floor insulation (Â£800 - Â£1,200)
Solar water heating (Â£4,000 - Â£6,000)
Solar photovoltaic panels, 2.5 kWp (Â£9,000 - Â£14,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

FENSA Certificates

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

FENSA Certificate #8727104

Property Details

Street: 40 Hollybush Lane

Town: HEMEL HEMPSTEAD

Postcode: HP1 2PQ

Installation Details

Items: 1 window and 1 door

Certificate Issued: 08/03/2012

Work Completed: 10/02/2012

This certificate data was retrieved from FENSA's database

FENSA Certificate #4881819

Property Details

Street: 40 Hollybush Lane

Town: HEMEL HEMPSTEAD

Postcode: HP1 2PQ

Installation Details

Items: 3 windows and 1 door

Certificate Issued: 17/07/2007

Work Completed: 29/06/2007

This certificate data was retrieved from FENSA's database

FENSA Certificate #13142510

Property Details

Street: 40 Hollybush Lane

Town: HEMEL HEMPSTEAD

Postcode: HP1 2PQ

Installation Details

Items: 5 windows

Certificate Issued: 17/09/2018

Work Completed: 04/07/2018

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

Event	Date	Price	% change
Sold	11/06/2006 (20 years ago)	£175,000	—

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
8 VARNEY CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LH	£478,500	28/11/2025	Semi-detached
399 LONG CHAULDEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2NT	£343,000	22/08/2025	Semi-detached
3 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS	£415,000	15/07/2025	Semi-detached
Same street 36 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PQ	£385,000	18/01/2024	Terraced
40 ROSEHEATH, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LT	£645,000	22/08/2023	Semi-detached
Same street 34 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PQ	£410,000	20/07/2023	Terraced
15 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PF	£475,000	04/11/2022	Semi-detached
22 HOLLYBUSH LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2PF	£475,000	24/03/2022	Semi-detached
364 LONG CHAULDEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2NT	£472,500	28/02/2022	Semi-detached
7 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS	£418,000	17/12/2021	Semi-detached
2 EAST FLINT, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LS	£495,000	07/12/2021	Semi-detached
4 ROSEHEATH, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LX	£597,000	29/11/2021	Semi-detached
10 RAVENSDELL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LU	£450,000	22/10/2021	Semi-detached
8 BIRCH GREEN, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2QX	£522,000	30/09/2021	Semi-detached
4 MERROW DRIVE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 2LZ	£610,000	10/09/2021	Semi-detached

Street average: £397,500 (2 sales)

Area average: £492,000 (13 sales)

Capital growth trend

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

5y growth -4%

10y growth 29.9%

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

1y (index) 0.9%

5y (index) 15.6%

10y (index) 30.3%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Dacorum.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP1 2PQ

Nearby

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

Type	Name	Distance
Bus stop	Hollybush Lane	0.1 miles
Shop	Unknown	0.3 miles
Train station	Hemel Hempstead	1.2 miles
Train station	Apsley	2.4 miles
Hospital	Watford General Hospital	8.6 miles
University	University Of Bedfordshire	9.0 miles
Hospital	Luton and Dunstable Hospital	9.5 miles

Street-level crime

Category	Count
Anti-social behaviour	43
Violence and sexual offences	43
Other theft	14
Criminal damage and arson	13
Vehicle crime	9
Other crime	8
Public order	6
Robbery	5
Shoplifting	5
Burglary	3
Drugs	2
Theft from the person	1
Total incidents	152

Within 1 mile during May 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
John F Kennedy Catholic School	Secondary	0.1 miles	Good — 12 Nov 2012
Micklem Primary School	Primary	0.3 miles	Good — 6 Jun 2018
Oakleaf Primary	Primary	0.5 miles	— (No rating)
Galley Hill Primary School and Nursery	Primary	0.5 miles	— (Inspected (no overall grade))
Laureate Academy	Secondary	0.7 miles	Good — 13 Sep 2023

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, The Farthings, HP1	£1,500/mo	2	0.73 miles	OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 10%

Cost-to-rent ratio 10×

Monthly cashflow £616/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.2%

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).
Cost-to-rent — Price ÷ annual rent (from OpenRent comparables). Under 14× = strong, 14–16× = acceptable, 17×+ = compressed.
Cashflow — Rent minus 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).