Sold STC Flat

FLAT 7

CASSIO APARTMENTS, 1, MALDEN ROAD, WATFORD, HERTFORDSHIRE WD17 4EJ

2 beds 2 baths 807 sq ft Listed 27 Jan 2025 (-481d)

£300,000

Reduced on 1 Jul 2025

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# 2 bedroom apartment for sale (WD17 4EJ)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 7, CASSIO APARTMENTS, 1, MALDEN ROAD, WATFORD, HERTFORDSHIRE WD17 4EJ |
| Price | £300,000 |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | TBC |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 75 m² |
| Last sold | £277,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Current heating cost:** £344/year

### Recommendations
- E (60)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0053-2889-7859-9128-0665)

## Description

Located within a moments walk to the vibrant Town Centre and Watford Junction is this impresive first floor, two bedroom, two bathroom apartment offered for sale with no onward chain.

Spanning an impressive 730 sq. ft, this apartment  features two double bedrooms, with the principal bedroom benefiting from an en-suite shower room.

The spacious reception room offers ample space for both seating and dining, with natural light pouring in through the Juliet balcony. A separate integrated kitchen and a three-piece bathroom complete the accommodation.

Additional features include allocated parking, fitted wardrobes, double glazing, and gas central heating.

This property presents an excellent opportunity for buyers seeking a prime location and buy-to-let investors with its easy access to transport links and local amenities.

## Property Photos

- ![Photo 01](/listings/photos/157439300/477746) - Photo 01
- ![Photo 02](/listings/photos/157439300/477747) - Photo 02
- ![Photo 03](/listings/photos/157439300/477748) - Photo 03
- ![Photo 09](/listings/photos/157439300/477749) - Photo 09
- ![Photo 04](/listings/photos/157439300/477750) - Photo 04
- ![Photo 05](/listings/photos/157439300/477751) - Photo 05
- ![Photo 06](/listings/photos/157439300/477752) - Photo 06
- ![Photo 07](/listings/photos/157439300/477753) - Photo 07
- ![Photo 08](/listings/photos/157439300/477754) - Photo 08

## Floorplans

- ![Floorplan](/listings/photos/157439300/477756) - Floorplan

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CASSIO APARTMENTS, 1 FLAT 7 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £277,000 | 28/01/2026 | Flat |

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| ORCHID COURT, 1 78 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £367,500 | 19/12/2025 | Flat |
| CASSIO APARTMENTS, 1 FLAT 3 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £268,000 | 12/09/2025 | Flat |
| FLANDERS COURT, 12 - 14 11 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD17 1BN | £240,000 | 11/07/2025 | Flat |
| ORCHID COURT, 1 81 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 44 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £325,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 82 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 51 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 91 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 52 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 57 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 42 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £475,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 75 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW | £425,000 | 12/05/2023 | Flat |
| ORCHID COURT, 1 43 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU | £475,000 | 12/05/2023 | Flat |
| LAUREL HOUSE, 29 FLAT 2 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1PY | £217,500 | 16/12/2022 | Flat |
| 6D ESSEX ROAD, WATFORD, HERTFORDSHIRE, WD17 4EP | £230,000 | 18/10/2022 | Flat |
| CASSIO APARTMENTS, 1 FLAT 10 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ | £325,000 | 13/09/2022 | Flat |
| 2C ESSEX ROAD, WATFORD, HERTFORDSHIRE, WD17 4EP | £278,000 | 23/08/2022 | Flat |
| FLANDERS COURT, 12 - 14 14 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD17 1BN | £210,000 | 15/08/2022 | Flat |
| TAYLOR POINT, 47 FLAT 45 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £117,750 | 21/06/2022 | Flat |
| TAYLOR POINT, 47 FLAT 4 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF | £93,000 | 13/05/2022 | Flat |

**Area average:** £337,338 (20 sales)

## Price vs local average

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

- **Local average:** £273,994 (32 Flat, WD17, 2024–2026)
- **Deviation:** +9.5%

## 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):** £1,247/mo

## 1% Rule

- **Rent ratio:** 0.6% (weak for cashflow)
- **Max investor price (0.8%):** £226,375
- **Target investor price (1%):** £181,100

*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:** £4,000/m²

## Capital growth trend

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

- **5y growth:** -15.5%
- **10y growth:** -6.1%

## House Price Index (HM Land Registry)

*Official index for Watford; Flats and maisonettes series; as of February 2026.*

- **1y growth (index):** -3.9%
- **5y growth (index):** -1.9%
- **10y growth (index):** 9.4%

## 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)

Photo 01 Photo 02 Photo 03 Photo 09 Photo 04 Photo 05 Photo 06 Photo 07 Photo 08

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Property details

Tenure

LEASEHOLD (99 years remaining on lease)

Floor area

75 m²

Council tax band

TBC

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£277,000 Jan 2026

Price per m²

£4,000/m²

Local average

£273,994 (+9.5%)

Deprivation

Decile 7 (21,409 of 33,755)

Street crime

576 incidents within 1 mile (Mar 2026)

Key features

Two Bedrooms
Two Bathrooms
Allocated Parking
Modern Kitchen
Juliette Balcony
Double Glazing
Gas Central Heating

Additional details

Parking: Yes

Description

Located within a moments walk to the vibrant Town Centre and Watford Junction is this impresive first floor, two bedroom, two bathroom apartment offered for sale with no onward chain.

Spanning an impressive 730 sq. ft, this apartment features two double bedrooms, with the principal bedroom benefiting from an en-suite shower room.

The spacious reception room offers ample space for both seating and dining, with natural light pouring in through the Juliet balcony. A separate integrated kitchen and a three-piece bathroom complete the accommodation.

Additional features include allocated parking, fitted wardrobes, double glazing, and gas central heating.

This property presents an excellent opportunity for buyers seeking a prime location and buy-to-let investors with its easy access to transport links and local amenities.

Listed by

Watford

Dey King and Haria Estate Agents

Reference: 157439300

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 21/05/2018

Current heating cost: £344/year

Potential heating cost: £352/year

Recommendations

Low energy lighting for all fixed outlets (60)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan

Price history

Event	Date	Price	% change
Sold	28/01/2026 (3 months ago)	£277,000	—

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
ORCHID COURT, 1 78 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£367,500	19/12/2025	Flat
CASSIO APARTMENTS, 1 FLAT 3 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ	£268,000	12/09/2025	Flat
FLANDERS COURT, 12 - 14 11 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD17 1BN	£240,000	11/07/2025	Flat
ORCHID COURT, 1 81 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£425,000	12/05/2023	Flat
ORCHID COURT, 1 44 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU	£325,000	12/05/2023	Flat
ORCHID COURT, 1 82 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£425,000	12/05/2023	Flat
ORCHID COURT, 1 51 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£475,000	12/05/2023	Flat
ORCHID COURT, 1 91 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£425,000	12/05/2023	Flat
ORCHID COURT, 1 52 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£475,000	12/05/2023	Flat
ORCHID COURT, 1 57 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£475,000	12/05/2023	Flat
ORCHID COURT, 1 42 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU	£475,000	12/05/2023	Flat
ORCHID COURT, 1 75 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BW	£425,000	12/05/2023	Flat
ORCHID COURT, 1 43 WEST STREET, WATFORD, HERTFORDSHIRE, WD17 1BU	£475,000	12/05/2023	Flat
LAUREL HOUSE, 29 FLAT 2 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1PY	£217,500	16/12/2022	Flat
6D ESSEX ROAD, WATFORD, HERTFORDSHIRE, WD17 4EP	£230,000	18/10/2022	Flat
CASSIO APARTMENTS, 1 FLAT 10 MALDEN ROAD, WATFORD, HERTFORDSHIRE, WD17 4EJ	£325,000	13/09/2022	Flat
2C ESSEX ROAD, WATFORD, HERTFORDSHIRE, WD17 4EP	£278,000	23/08/2022	Flat
FLANDERS COURT, 12 - 14 14 ST ALBANS ROAD, WATFORD, HERTFORDSHIRE, WD17 1BN	£210,000	15/08/2022	Flat
TAYLOR POINT, 47 FLAT 45 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF	£117,750	21/06/2022	Flat
TAYLOR POINT, 47 FLAT 4 ST JOHNS ROAD, WATFORD, HERTFORDSHIRE, WD17 1DF	£93,000	13/05/2022	Flat

Area average: £337,338 (20 sales)

Capital growth trend

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

5y growth -15.5%

10y growth -6.1%

House Price Index (HM Land Registry — official index, not sold-price averages): Watford. Series: Flats and maisonettes. As of February 2026.

1y (index) -3.9%

5y (index) -1.9%

10y (index) 9.4%

Rental Range

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

Low £1,630/mo

Realistic £1,811/mo

Optimistic £1,992/mo

Based on Local Authority from postcode lookup → Watford.

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 WD17 4EJ

Address

St Albans Road

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Bus stop	Town Hall (Stop Y)	0.1 miles
Bus stop	Beechen Grove North	0.1 miles
Train station	Watford Junction	0.3 miles
Train station	Watford High Street	0.8 miles
Hospital	Watford General Hospital	0.9 miles
University	John Scales Centre for Biomedical Engineering	4.2 miles
University	Middlesex University	8.2 miles
Hospital	Harpenden Memorial Hospital	11.0 miles

Street-level crime

Category	Count
Violence and sexual offences	169
Anti-social behaviour	127
Shoplifting	55
Criminal damage and arson	39
Other theft	39
Drugs	38
Public order	30
Vehicle crime	22
Bicycle theft	16
Theft from the person	13
Other crime	11
Burglary	6
Possession of weapons	6
Robbery	5
Total incidents	576

Within 1 mile during Mar 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
Lanchester Primary School	Primary	0.3 miles	Good — 27 Sep 2019
West Herts College	Other	0.3 miles	— (No rating)
Watford St John's Church of England Primary School	Primary	0.3 miles	Good — 24 Jun 2019
Nisai Virtual Academy Ltd	Other	0.3 miles	— (No rating)
Chater Junior School	Primary	0.6 miles	— (Inspected (no overall grade))

Rental Comparables

Rental listings exist nearby, but none matched the 2-bedroom estimate from EPC for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.6%

Max investor price (0.8%) £226,375

Target investor price (1%) £181,100

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).