# 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

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** -

## 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

## 1% Rule

- **Rent ratio:** 0.25% (weak for cashflow)
- **Max investor price (0.8%):** £187,875
- **Target investor price (1%):** £150,300

*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:** £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)