Sold STC Semi-detached

5 DOWDING WAY

WATFORD, LEAVESDEN, HERTFORDSHIRE WD25 7GA

2 beds 1 baths 689 sq ft Listed 22 Oct 2024 (-638d)

£470,000

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# 2 bedroom semi-detached house for sale (WD25 7GA)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 DOWDING WAY, WATFORD, LEAVESDEN, HERTFORDSHIRE WD25 7GA |
| Price | £470,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | D |
| Construction age | England and Wales: 1991-1995 |
| Floor area | 64 m² |
| Last sold | £460,000 Mar 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 17/10/2034
- **Current heating cost:** £602/year
- **Est. upgrade cost to C:** £14,500

### Recommendations
- W2 (£4,000 - £6,000)
- N (£4,000 - £6,000)
- U (£3,500 - £5,500)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9350-2188-0400-2094-4365)

## Description

The house itself is well laid out, with an entrance hall/guest W/C which leads in to both the modern kitchen and spacious living/dining room. The living room is a lovely and bright space, which offers direct access out to the rear garden, as well as a handy storage cupboard. Stairs rise to the first floor where there are two comfortable double bedrooms and a contemporary refitted bathroom.

Externally, the property excels. The L-shaped rear garden is much larger than average and is made up of separate lawned and patio areas. Side access takes you to the front of the house, where there is a driveway and garage.

Viewing is highly recommended to appreciate everything that this premium two bedroom home has to offer.

## Property Photos

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## Floorplans

- ![Floorplan 1](/listings/photos/154077242/1303182) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £460,000 | 19/03/2025 | Semi-detached |
| 5 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £405,000 | 06/09/2018 | Semi-detached |
| 5 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £157,000 | 24/08/2001 | 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 |
|---------|-------|------|------|
| 5 REDHEATH CLOSE, WATFORD, HERTFORDSHIRE, WD25 7AH | £510,000 | 08/12/2023 | Semi-detached |
| [Same street] 41 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £760,000 | 10/10/2023 | Detached |
| 12 REDHEATH CLOSE, WATFORD, HERTFORDSHIRE, WD25 7AH | £465,000 | 22/09/2023 | Semi-detached |
| 3 PRIVET DRIVE, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7FD | £670,000 | 21/04/2023 | Semi-detached |
| [Same street] 45 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £667,500 | 09/11/2022 | Detached |
| 18 ASHFIELDS, WATFORD, HERTFORDSHIRE, WD25 7AA | £480,000 | 12/10/2022 | Semi-detached |
| 19 RUSSELL CRESCENT, WATFORD, HERTFORDSHIRE, WD25 7AD | £640,000 | 30/09/2022 | Semi-detached |
| 62A HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7LJ | £585,000 | 06/09/2022 | Semi-detached |
| 4A TRIDENT ROAD, WATFORD, HERTFORDSHIRE, WD25 7AN | £565,000 | 20/07/2022 | Semi-detached |
| [Same street] 36 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £570,000 | 11/02/2022 | Detached |
| 69 ROYCE GROVE, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GB | £541,000 | 04/02/2022 | Semi-detached |
| [Same street] 47 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA | £745,000 | 30/09/2021 | Detached |
| 1 RIDGEHURST AVENUE, WATFORD, HERTFORDSHIRE, WD25 7AZ | £660,000 | 30/09/2021 | Semi-detached |
| 23 RIDGEHURST AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AZ | £555,000 | 31/08/2021 | Semi-detached |

**Street average:** £685,625 (4 sales)
**Area average:** £567,100 (10 sales)

## Price vs local average

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

- **Local average:** £484,810 (21 Semi-detached, WD25, 2024–2026)
- **Deviation:** -3.1%

## Rental Range

*ONS Price Index of Private Rents (Three Rivers). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £1,628/mo
- **Realistic:** £1,809/mo
- **Optimistic:** £1,990/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:** 0.38% (weak for cashflow)
- **Max investor price (0.8%):** £226,125
- **Target investor price (1%):** £180,900

*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:** £7,344/m²

## Capital growth trend

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

- **5y growth:** 2.2%
- **10y growth:** 8.8%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.4%
- **5y growth (index):** 11.2%
- **10y growth (index):** 19.2%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

64 m²

Council tax band

EPC rating

Year built

England and Wales: 1991-1995

Last sold

£460,000 Mar 2025

Price per m²

£7,344/m²

Local average

£484,810 (-3.1%)

Street crime

165 incidents within 1 mile (May 2026)

Key features

Gated Section Within Popular Modern Development
Semi-Detached
Driveway
2 Double Bedrooms
Downstairs W/C
Tastefully Decorated Throughout

Additional details

Parking: Yes
Garden: Private garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

This tastefully decorated and well presented modern home, sits in a particularly favourable position within this popular modern development, close to Leavesden Studios. One of only four properties that is located in a gated section on the periphery of the main development, it’s a private location with no passing traffic.
The house itself is well laid out, with an entrance hall/guest W/C which leads in to both the modern kitchen and spacious living/dining room. The living room is a lovely and bright space, which offers direct access out to the rear garden, as well as a handy storage cupboard. Stairs rise to the first floor where there are two comfortable double bedrooms and a contemporary refitted bathroom.
Externally, the property excels. The L-shaped rear garden is much larger than average and is made up of separate lawned and patio areas. Side access takes you to the front of the house, where there is a driveway and garage.
Viewing is highly recommended to appreciate everything that this premium two bedroom home has to offer.

Listed by

Abbots Langley

Proffitt & Holt Partnership

Reference: 154077242

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 18/10/2024

Expiry date: 17/10/2034

Current heating cost: £602/year

Potential heating cost: £557/year

Est. upgrade cost to C: £14,500

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

193% since 2001

Event	Date	Price	% change
Sold	19/03/2025 (1 year ago)	£460,000	+13.6%
Sold	06/09/2018 (7 years ago)	£405,000	+158%
Sold	24/08/2001 (24 years ago)	£157,000	—

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
5 REDHEATH CLOSE, WATFORD, HERTFORDSHIRE, WD25 7AH	£510,000	08/12/2023	Semi-detached
Same street 41 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA	£760,000	10/10/2023	Detached
12 REDHEATH CLOSE, WATFORD, HERTFORDSHIRE, WD25 7AH	£465,000	22/09/2023	Semi-detached
3 PRIVET DRIVE, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7FD	£670,000	21/04/2023	Semi-detached
Same street 45 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA	£667,500	09/11/2022	Detached
18 ASHFIELDS, WATFORD, HERTFORDSHIRE, WD25 7AA	£480,000	12/10/2022	Semi-detached
19 RUSSELL CRESCENT, WATFORD, HERTFORDSHIRE, WD25 7AD	£640,000	30/09/2022	Semi-detached
62A HIGH ROAD, LEAVESDEN, WATFORD, HERTFORDSHIRE, WD25 7LJ	£585,000	06/09/2022	Semi-detached
4A TRIDENT ROAD, WATFORD, HERTFORDSHIRE, WD25 7AN	£565,000	20/07/2022	Semi-detached
Same street 36 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA	£570,000	11/02/2022	Detached
69 ROYCE GROVE, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GB	£541,000	04/02/2022	Semi-detached
Same street 47 DOWDING WAY, LEAVESDEN, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7GA	£745,000	30/09/2021	Detached
1 RIDGEHURST AVENUE, WATFORD, HERTFORDSHIRE, WD25 7AZ	£660,000	30/09/2021	Semi-detached
23 RIDGEHURST AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD25 7AZ	£555,000	31/08/2021	Semi-detached

Street average: £685,625 (4 sales)

Area average: £567,100 (10 sales)

Capital growth trend

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

5y growth 2.2%

10y growth 8.8%

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

1y (index) -0.4%

5y (index) 11.2%

10y (index) 19.2%

Rental Range

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

Low £1,628/mo

Realistic £1,809/mo

Optimistic £1,990/mo

Based on Local Authority from postcode lookup → Three Rivers.

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 WD25 7GA

Nearby

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

Type	Name	Distance
Bus stop	Studios	0.1 miles
Shop	Ticket Collection	0.1 miles
Shop	Studio Shop	0.2 miles
Train station	Garston	1.5 miles
Train station	Watford North	1.5 miles
Hospital	Watford General Hospital	2.8 miles
University	Boltons Park Farm	9.8 miles
University	Middlesex University	9.9 miles

Street-level crime

Category	Count
Violence and sexual offences	64
Anti-social behaviour	36
Other theft	16
Criminal damage and arson	11
Public order	11
Drugs	7
Vehicle crime	6
Burglary	5
Other crime	5
Shoplifting	3
Robbery	1
Total incidents	165

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
Leavesden JMI School	Primary	0.4 miles	Good — 24 May 2023
Kingsway Infants' School	Primary	0.4 miles	Good — 10 Jul 2017
Kingsway Junior School	Primary	0.4 miles	Good — 21 Jul 2022
The Orchard Primary School	Primary	0.6 miles	Good — 13 Jun 2011
Holy Rood Catholic Primary School	Primary	0.7 miles	Outstanding — 15 Oct 2023

Rental Comparables

Loading rental comparables for this postcode. Refresh in a few minutes.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.38%

Max investor price (0.8%) £226,125

Target investor price (1%) £180,900

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).