# 1 bedroom maisonette for sale (WD6 1RD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 78 THORNBURY GARDENS, BOREHAMWOOD, HERTFORDSHIRE WD6 1RD |
| Price | £280,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 44 m² |
| Last sold | £200,000 Jul 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 17/09/2024 — **EXPIRED** (no longer valid for marketing or letting)
- **Current heating cost:** £295/year
- **Est. upgrade cost to C:** £255

### Recommendations
- A (£100 - £350)
- E (£30)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9788-6048-7231-1784-2984)

## Description

Ivy Gate are pleased to present this immaculate one double bedroom ground floor garden maisonette in the sought after South side of Borehamwood and within a short walk to the station making commuting a breeze. Offered with Share of Freehold.

As you enter you are greeted with a spacious reception room, a generous double bedroom, a bathroom with all the space you need and a separate kitchen with a door leading out to an enormous rear garden.  The garden is what really adds value to this lovely maisonette, mainly laid to lawn with a patio making it an ideal place to entertain in those summer months. Added benefits include: a large brick built shed to the rear, off street parking for one car at the front of the property, uPVC double glazed windows and gas central heating.

Thornbury Gardens is situated on the sought after South side of Borehamwood so very well located for local schools, amenities and the wide array of shopping facilities that the area has to offer.

## Property Photos

- ![Front](/listings/photos/64528501/249838) - Front
- ![Lounge](/listings/photos/64528501/249839) - Lounge
- ![Garden](/listings/photos/64528501/249840) - Garden
- ![Kitchen](/listings/photos/64528501/249841) - Kitchen
- ![Patio](/listings/photos/64528501/249842) - Patio
- ![Garden](/listings/photos/64528501/249843) - Garden
- ![Lounge](/listings/photos/64528501/249844) - Lounge
- ![Bedroom](/listings/photos/64528501/249845) - Bedroom
- ![Bathroom](/listings/photos/64528501/249846) - Bathroom
- ![Garden](/listings/photos/64528501/249847) - Garden

## Floorplans

- ![Floorplan](/listings/photos/64528501/249848) - Floorplan

## EPC Graphs

- ![Energy Perform...](/listings/photos/64528501/249849) - Energy Perform...

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #1865376
- **Address:** 78 Thornbury Gardens, BOREHAMWOOD, WD6 1RD
- **Certificate Issued:** 12/07/2004
- **Work Completed:** 09/06/2004
- **Items:** 3 window(s)

### FENSA Certificate #12233216
- **Address:** 78 Thornbury Gardens, BOREHAMWOOD, WD6 1RD
- **Certificate Issued:** 13/03/2017
- **Work Completed:** 13/02/2017
- **Items:** 3 window(s), 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 78 THORNBURY GARDENS, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1RD | £200,000 | 22/07/2025 | Flat |
| 78 THORNBURY GARDENS, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1RD | £279,000 | 20/02/2019 | Flat |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| [Same street] 67 THORNBURY GARDENS, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1RD | £555,000 | 07/07/2023 | Semi-detached |
| STIRLING HOUSE 2 MANOR WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1QS | £240,000 | 16/12/2022 | Flat |
| BALMORAL HOUSE FLAT 2 MANOR WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1QA | £225,000 | 08/09/2022 | Flat |
| [Same street] 79 THORNBURY GARDENS, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1RD | £437,000 | 28/04/2022 | Terraced |
| STIRLING HOUSE 1 MANOR WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1QS | £271,000 | 11/02/2022 | Flat |
| STIRLING HOUSE 3 MANOR WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1QS | £275,000 | 13/01/2022 | Flat |
| 138A MANOR WAY, BOREHAMWOOD, HERTSMERE, HERTFORDSHIRE, WD6 1QX | £186,500 | 28/09/2021 | Flat |

**Street average:** £496,000 (2 sales)
**Area average:** £239,500 (5 sales)

## Price vs local average

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

- **Local average:** £327,674 (27 Flat, WD6, 2024–2026)
- **Deviation:** -14.5%

## Rental Range

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

- **Low:** £1,622/mo
- **Realistic:** £1,802/mo
- **Optimistic:** £1,982/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| Studio Flat, Thornbury Gardens, WD6 | £845/mo | 1 | 0.07 miles | OpenRent |

**Average rent: £845/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.3% (weak for cashflow)
- **Max investor price (0.8%):** £105,625
- **Target investor price (1%):** £84,500

*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 £845/mo).*

- **Gross yield:** 3.6%
- **Cost-to-rent:** 27.6×
- **Monthly cashflow:** £-367/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -5.4%

*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:** £6,364/m²

## Capital growth trend

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

- **5y growth:** 11.5%
- **10y growth:** 10.1%

## House Price Index (HM Land Registry)

*Official index for Hertsmere; Flats and maisonettes series; as of March 2026.*

- **1y growth (index):** -0.8%
- **5y growth (index):** -0.8%
- **10y growth (index):** 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)