# 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 |
| Last sold | £175,000 Jun 2006 |

## 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).*

## Capital growth trend

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

- **5y growth:** -1.9%
- **10y growth:** 13.1%

## 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)