For sale House

5 SANDEMAN GARDENS

WARE, HERTFORDSHIRE SG12 7WN

4 beds 2 baths 990 sq ft Listed 22 Jun 2026 (-28d)

£600,000

Guide Price

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# 4 bedroom house for sale (SG12 7WN)

## Property Details

| Key | Value |
|-----|-------|
| Address | 5 SANDEMAN GARDENS, WARE, HERTFORDSHIRE SG12 7WN |
| Price | £600,000 |
| Bedrooms | 4 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1996-2002 |
| Floor area | 92 m² |
| Last sold | £520,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 13/01/2029
- **Current heating cost:** £466/year

### Recommendations
- W1 (1,200)
- I (3,000)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8351-6529-5990-3664-8992)

## Description

**Entrance** -

**Sitting Room** - 4.70m x 3.61m (15'5 x 11'10) -

**Dining Room** - 3.45m x 2.24m (11'4 x 7'4) -

**Kitchen** - 3.45m x 2.24m (11'4 x 7'4) -

**Downstairs W/C** -

**First Floor** -

**Bedroom** - 3.61m x 3.07m (11'10 x 10'1) -

**Ensuite** -

**Bedroom** - 4.04m x 2.92m (13'3 x 9'7) -

**Bedroom** - 2.57m x 2.51m (8'5 x 8'3) -

**Bedroom** - 2.74m x 1.96m (9 x 6'5) -

**Bathroom** -

**Exterior** -

## Property Photos

- ![External-3g.jpg](/listings/photos/89978025/1128219) - External-3g.jpg
- ![Internal-7.jpg](/listings/photos/89978025/1128223) - Internal-7.jpg
- ![Internal-6.jpg](/listings/photos/89978025/1128225) - Internal-6.jpg
- ![Internal-3.jpg](/listings/photos/89978025/1128227) - Internal-3.jpg
- ![Internal.jpg](/listings/photos/89978025/1128229) - Internal.jpg
- ![Internal-8.jpg](/listings/photos/89978025/1128231) - Internal-8.jpg
- ![Internal-16.jpg](/listings/photos/89978025/1128232) - Internal-16.jpg
- ![Internal-11.jpg](/listings/photos/89978025/1128235) - Internal-11.jpg
- ![Internal-12.jpg](/listings/photos/89978025/1128236) - Internal-12.jpg
- ![Internal-13.jpg](/listings/photos/89978025/1128238) - Internal-13.jpg
- ![Internal-10.jpg](/listings/photos/89978025/1128240) - Internal-10.jpg
- ![Internal-9.jpg](/listings/photos/89978025/1128242) - Internal-9.jpg
- ![Internal-14.jpg](/listings/photos/89978025/1128243) - Internal-14.jpg
- ![External.jpg](/listings/photos/89978025/1128244) - External.jpg
- ![External-4gg.jpg](/listings/photos/89978025/1128245) - External-4gg.jpg

## Floorplans

- ![man-High.jpg](/listings/photos/89978025/1128246) - man-High.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/89978025/1128247) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 5 SANDEMAN GARDENS, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7WN | £520,000 | 01/07/2025 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 89C MUSLEY HILL, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7NQ | £360,000 | 07/03/2025 | Other |
| THE OCTAGON FLAT 1 COLLETT ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7LR | £106,000 | 13/10/2022 | Other |
| 85 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BY | £2,510,000 | 06/10/2022 | Other |

**Area average:** £992,000 (3 sales)

## Price vs local average

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

- **Local average:** £908,750 (4 Other, SG12, 2024–2026)
- **Deviation:** -34%

## Rental Range

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

- **Low:** £1,353/mo
- **Realistic:** £1,503/mo
- **Optimistic:** £1,653/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peterborough (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,047/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 |
|------|------|------|------|------|
| 4 Bed Semi-Detached House, Musley Hill, SG12 | £802/mo | 4 | 0.21 miles | OpenRent |

**Average rent: £802/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.13% (weak for cashflow)
- **Max investor price (0.8%):** £100,250
- **Target investor price (1%):** £80,200

*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 £802/mo).*

- **Gross yield:** 1.6%
- **Cost-to-rent:** 62.3×
- **Monthly cashflow:** £-1,666/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -11.5%

*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:** £6,522/m²

## Capital growth trend

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

- **5y growth:** 383.7%
- **10y growth:** 173.2%

## House Price Index (HM Land Registry)

*Official index for East Hertfordshire; All dwelling types series; as of April 2026.*

- **1y growth (index):** 4.3%
- **5y growth (index):** 12.4%
- **10y growth (index):** 24.6%

## 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)

External-3g.jpg Internal-7.jpg Internal-6.jpg Internal-3.jpg Internal.jpg Internal-8.jpg Internal-16.jpg Internal-11.jpg Internal-12.jpg Internal-13.jpg Internal-10.jpg Internal-9.jpg Internal-14.jpg External.jpg External-4gg.jpg

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Property details

Tenure

FREEHOLD

Floor area

92 m²

EPC rating

Year built

England and Wales: 1996-2002

Last sold

£520,000 Jul 2025

Price per m²

£6,522/m²

Local average

£908,750 (-34%)

Deprivation

Decile 6 (19,987 of 33,755)

Street crime

126 incidents within 1 mile (May 2026)

Additional details

Parking: Yes
Garden: Yes

Description

Taylor Phelps are pleased to offer this modern four bedroom family home positioned at Sandeman Gardens in Ware. The ground floor consists of a good size lounge./ diner, kitchen and a downstairs w/c. The first floor is home to the four bedrooms and two bathrooms, one being an ensuite to the principle bedroom. Externally there is a rear garden and a driveway to front providing off street parking and access to a garage.

Entrance -

Sitting Room - 4.70m x 3.61m (15'5 x 11'10) -

Dining Room - 3.45m x 2.24m (11'4 x 7'4) -

Kitchen - 3.45m x 2.24m (11'4 x 7'4) -

Downstairs W/C -

First Floor -

Bedroom - 3.61m x 3.07m (11'10 x 10'1) -

Ensuite -

Bedroom - 4.04m x 2.92m (13'3 x 9'7) -

Bedroom - 2.57m x 2.51m (8'5 x 8'3) -

Bedroom - 2.74m x 1.96m (9 x 6'5) -

Bathroom -

Exterior -

Listed by

Ware

Taylor Phelps

Reference: 89978025

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 14/01/2019

Expiry date: 13/01/2029

Current heating cost: £466/year

Potential heating cost: £404/year

Recommendations

Floor insulation (suspended floor) (1,200)
Replace boiler with new condensing boiler (3,000)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

man-High.jpg

EPC Graphs

EE Rating

Price history

Event	Date	Price	% change
Listed for sale	—	£600,000	+15.4%
Sold	01/07/2025 (1 year ago)	£520,000	—

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
89C MUSLEY HILL, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7NQ	£360,000	07/03/2025	Other
THE OCTAGON FLAT 1 COLLETT ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7LR	£106,000	13/10/2022	Other
85 NEW ROAD, WARE, EAST HERTFORDSHIRE, HERTFORDSHIRE, SG12 7BY	£2,510,000	06/10/2022	Other

Area average: £992,000 (3 sales)

Capital growth trend

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

5y growth 383.7%

10y growth 173.2%

House Price Index (HM Land Registry — official index, not sold-price averages): East Hertfordshire. Series: All dwelling types. As of April 2026.

1y (index) 4.3%

5y (index) 12.4%

10y (index) 24.6%

Rental Range

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

Low £1,353/mo

Realistic £1,503/mo

Optimistic £1,653/mo

Based on Local Authority from postcode lookup → East Hertfordshire.

LHA (30th percentile) floor for Peterborough: £1,047/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SG12 7WN

Nearby

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

Type	Name	Distance
Bus stop	Homefield Road	0.1 miles
Shop	Guideposts	0.4 miles
Shop	Aaccess Locksmiths	0.4 miles
Train station	Ware	0.5 miles
Train station	St Margarets	2.2 miles
Hospital	Jacob's Neuro Centre	7.0 miles
University	University of Hertfordshire	7.3 miles
Hospital	Cheshunt Community Hospital	8.0 miles

Street-level crime

Category	Count
Violence and sexual offences	59
Anti-social behaviour	19
Criminal damage and arson	10
Other theft	8
Vehicle crime	8
Drugs	6
Public order	6
Burglary	3
Other crime	3
Shoplifting	2
Possession of weapons	1
Robbery	1
Total incidents	126

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
Larkspur Academy	Primary	0.2 miles	Good — 16 Mar 2023
Christ Church CofE (VA) Primary School and Nursery	Primary	0.3 miles	Good — 5 Sep 2014
St Mary's Voluntary Controlled Church of England Junior School	Primary	0.4 miles	Good — 24 Sep 2023
Kingshill Infant School	Primary	0.4 miles	Good — 1 Mar 2023
Sacred Heart Catholic Primary School	Primary	0.6 miles	— (Inspected (no overall grade))

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
4 Bed Semi-Detached House, Musley Hill, SG12	£802/mo	4	0.21 miles	OpenRent

Average rent: £802/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.13%

Max investor price (0.8%) £100,250

Target investor price (1%) £80,200

Gross yield 1.6%

Cost-to-rent ratio 62.3×

Monthly cashflow £-1,666/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -11.5%

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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