Waddington House
Tom Lake Way, WD19 7FL
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Property details
Tenure
LEASEHOLD (245 years remaining on lease)
Council tax band
C
Last sold
£385,000
Local average
£337,971 (+12.4%)
Street crime
173 incidents within 1 mile (Apr 2026)
Key features
- TOP FLOOR APARTMENT
- 2 DOUBLE BEDROOMS
- 2 BATHROOMS INCLUDING EN-SUITE
- STUNNING MODERN FITTED KITCHEN WITH INTEGRATED APPLIANCES
- SITUATED IN THE HEART OF SOUTH OXHEY CENTRAL
- ALLOCATED PARKING SPACE
- NO UPPER CHAIN
- SHORT WALK TO ALL LOCAL AMENITIES INCLUDING TRAIN STATION
- 246 YEARS REMAINING ON THE LEASE
- 8 YEARS REMAINING ON NHBC WARRANTY
Additional details
- Electricity
- Mains supply
- Broadband
- Cable
- Water
- Mains supply
- Heating
- Double glazing, Gas central
- Parking
- Off street
Description
We are delighted to present this top floor apartment to the market with NO UPPER CHAIN! The property is situated in the heart of South Oxhey Central and within a very short walk to all of the local amenities including Carpenders Park Overground train station, supermarket and local shops. Upon entering the property, you walk into the open plan living area, which consists of a modern fitted kitchen with integrated appliances, dining area and lounge with a balcony that boasts delightful views overlooking Carpenders Park and beyond! From the open plan living space, you then access the 2 double bedrooms (one with an en-suite) and the modern family bathroom. Further benefits include gas central heating, ample storage and no ground rent!
The property has 8 years NHBC warranty remaining, an underground allocated parking space, 246 years remaining on the lease and is conveniently located for major road links including the M25, M1 and A41. It also has so much more to offer within walking distance to the property such as schools, Nature walks/Green space/Woodland/Parks and a short drive to Northwood Metropolitan Line train station. Call us now to book a viewing!
Lease information as advised by vendors:
246 Years remaining
Service Charge: £1714.80 per annum including Buildings Insurance
No Ground Rent charge
Notice
We have prepared these particulars as a general guide of the property and they are not intended to constitute part of an offer or contract. We have not carried out a detailed survey of the property and we have not tested any apparatus, fixtures, fittings, or services. All measurements and floorplans are approximate, and photographs are for guidance only, and these should not be relied upon for the purchase of carpets or any other fixtures or fittings.
Lease details, service charges and ground rent (where applicable) have been provided by the client and should be checked and confimed by your solicitor prior to exchange of contracts.
Listed by
Oxhey
Fairfield Estate Agents
Reference: 154243268
EPC ratings on this postcode
We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.
| Address | Current | Potential | Floor area | Age band | Type |
|---|---|---|---|---|---|
| 1 Waddington House, Tom Lake Way, WATFORD | 83 | 83 | 64 m² | — | Flat |
| 10 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 61 m² | — | Flat |
| 11 Waddington House, Tom Lake Way, WATFORD | 85 | 85 | 72 m² | — | Flat |
| 12 Waddington House, Tom Lake Way, WATFORD | 85 | 85 | 73 m² | — | Flat |
| 13 Waddington House, Tom Lake Way, WATFORD | 85 | 85 | 61 m² | — | Flat |
| 14 Waddington House, Tom Lake Way, WATFORD | 85 | 85 | 64 m² | — | Flat |
| 15 Waddington House, Tom Lake Way, WATFORD | 86 | 86 | 50 m² | — | Flat |
| 16 Waddington House, Tom Lake Way, WATFORD | 86 | 86 | 72 m² | — | Flat |
| 17 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 71 m² | — | Flat |
| 18 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 61 m² | — | Flat |
| 19 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 72 m² | — | Flat |
| 2 Waddington House, Tom Lake Way, WATFORD | 83 | 83 | 50 m² | — | Flat |
| 20 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 73 m² | — | Flat |
| 21 Waddington House, Tom Lake Way, WATFORD | 87 | 87 | 61 m² | — | Flat |
| 22 Waddington House, Tom Lake Way, WATFORD | 85 | 85 | 64 m² | — | Flat |
Flood risk
Zone: 1
Risk: Low
Job (default Low)
Floorplans
Floorplan 1
EPC Graphs
EPC 1
Price history
| Event | Date | Price | % change |
|---|---|---|---|
| Sold | 01/01/2023 (3 years ago) | £385,000 | — |
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 |
|---|---|---|---|
| ELLIOTT COURT 12 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £357,000 | 05/12/2025 | Flat |
| PEARKES HOUSE 16 FAIRFIELD AVENUE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EW | £412,000 | 28/11/2023 | Flat |
| FORGE HOUSE 22 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £225,375 | 29/06/2023 | Flat |
| ELLIOTT COURT 16 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EN | £242,000 | 11/04/2023 | Flat |
| BUXTON HOUSE 42 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 06/02/2023 | Flat |
| BUXTON HOUSE 19 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 22/12/2022 | Flat |
| BUXTON HOUSE 6 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £435,000 | 16/12/2022 | Flat |
| BUXTON HOUSE 36 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £380,000 | 16/12/2022 | Flat |
| BUXTON HOUSE 35 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 12/12/2022 | Flat |
| FORGE HOUSE 12 BRIDLINGTON ROAD, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FF | £133,425 | 09/12/2022 | Flat |
| BUXTON HOUSE 7 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 07/12/2022 | Flat |
| BUXTON HOUSE 10 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 01/12/2022 | Flat |
| BUXTON HOUSE 44 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £460,000 | 29/11/2022 | Flat |
| BUXTON HOUSE 34 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £400,000 | 25/11/2022 | Flat |
| BOWERMAN COURT 5 BUCKNALL PLACE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7EJ | £350,000 | 27/10/2022 | Flat |
| BUXTON HOUSE 28 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £375,000 | 30/09/2022 | Flat |
| BUXTON HOUSE 40 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £405,000 | 30/09/2022 | Flat |
| BUXTON HOUSE 4 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £360,000 | 29/09/2022 | Flat |
| BUXTON HOUSE 1 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £385,000 | 29/09/2022 | Flat |
| BUXTON HOUSE 18 OXHEY DRIVE, WATFORD, THREE RIVERS, HERTFORDSHIRE, WD19 7FN | £390,000 | 27/09/2022 | Flat |
Area average: £362,990 (20 sales)
Capital growth trend
Land Registry outcode average: last 12 months vs 5y and 10y ago (from sold prices).
House Price Index (HM Land Registry — official index, not sold-price averages): East of England. Series: Flats and maisonettes. As of March 2026.
Rental Range
Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.
Based on Postcode area WD → East of England.
LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)
Location
Address
Tom Lake Way
Nearby
Nearest stations, universities and amenities (distance from property).
| Type | Name | Distance |
|---|---|---|
| Shop | Lidl | 0.0 miles |
| Bus stop | Seacroft Gardens | 0.1 miles |
| Shop | Tesco Express | 0.1 miles |
| Bus stop | Carpenders Park Railway Station | 0.1 miles |
| Train station | Carpenders Park | 0.1 miles |
| Train station | Bushey | 1.3 miles |
| Hospital | Watford General Hospital | 1.7 miles |
| University | Middlesex University | 6.6 miles |
| University | Flood Hazard Research Centre | 6.6 miles |
| Hospital | Hounslow Medical Centre | 10.9 miles |
Street-level crime
| Category | Count |
|---|---|
| Violence and sexual offences | 55 |
| Shoplifting | 35 |
| Anti-social behaviour | 20 |
| Public order | 15 |
| Vehicle crime | 12 |
| Criminal damage and arson | 9 |
| Other theft | 8 |
| Drugs | 7 |
| Burglary | 6 |
| Bicycle theft | 2 |
| Other crime | 2 |
| Possession of weapons | 1 |
| Theft from the person | 1 |
| Total incidents | 173 |
Within 1 mile during Apr 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 |
|---|---|---|---|
| Warren Dell Primary School | Primary | 0.2 miles | Outstanding — 6 Mar 2024 |
| Oxhey Wood Primary School | Primary | 0.2 miles | Good — 19 May 2014 |
| Colnbrook School | Other | 0.3 miles | Outstanding — 13 Nov 2013 |
| St Joseph Catholic Primary School | Primary | 0.4 miles | Outstanding — 2 Jun 2017 |
| St Meryl School | Primary | 0.4 miles | Good — 11 Jan 2012 |
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, Tom Lake Way, WD19 | £1,850/mo | 2 | 0 miles | OpenRent |
Average rent: £1,850/mo (1 listing)
Rent-driven metrics
Based on OpenRent comparables.
- 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).
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