# 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 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. ## Property Photos - ![Photo](/listings/photos/154077242/1303166) - ![Photo](/listings/photos/154077242/1303167) - ![Photo](/listings/photos/154077242/1303168) - ![Photo](/listings/photos/154077242/1303169) - ![Photo](/listings/photos/154077242/1303170) - ![Photo](/listings/photos/154077242/1303171) - ![Photo](/listings/photos/154077242/1303172) - ![Photo](/listings/photos/154077242/1303173) - ![Photo](/listings/photos/154077242/1303174) - ![Photo](/listings/photos/154077242/1303175) - ![Photo](/listings/photos/154077242/1303176) - ![Photo](/listings/photos/154077242/1303177) - ![Photo](/listings/photos/154077242/1303178) - ![Photo](/listings/photos/154077242/1303179) - ![Photo](/listings/photos/154077242/1303180) - ![Photo](/listings/photos/154077242/1303181) ## 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 ## 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, Stubbs Court, WD24 | £1,600/mo | 2 | 0.48 miles | OpenRent | | 2 Bed Flat, Turner Court, WD24 | £1,750/mo | 2 | 0.52 miles | OpenRent | | 2 Bed Maisonette, Watford, WD25 | £1,550/mo | 2 | 0.75 miles | OpenRent | | 2 Bed Flat, Branscombe House, WD24 | £1,500/mo | 2 | 0.95 miles | OpenRent | **Average rent: £1,600/mo (4 listings)** ## 1% Rule - **Rent ratio:** 0.34% (weak for cashflow) - **Max investor price (0.8%):** £196,875 - **Target investor price (1%):** £157,500 *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 £1,575/mo).* - **Gross yield:** 4% - **Cost-to-rent:** 24.9× - **Monthly cashflow:** £-458/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4% *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:** £7,344/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 1.4% - **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)