Sold Semi-detached

17 CILLOCKS CLOSE

HODDESDON, HERTFORDSHIRE EN11 8QT

3 beds 1 baths 86 m² Listed 16 Jan 2025 (-551d)

£400,000

Offers in Excess of

Reduced on 8 Apr 2025

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# 3 bedroom semi-detached house for sale (EN11 8QT)

## Property Details

| Key | Value |
|-----|-------|
| Address | 17 CILLOCKS CLOSE, HODDESDON, HERTFORDSHIRE EN11 8QT |
| Price | £400,000 |
| Bedrooms | 3 |
| Bathrooms | 1 |
| Council tax | D |
| Last sold | £385,000 Mar 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** E
- **Potential rating:** B
- **Expiry date:** 21/01/2035
- **Current heating cost:** £1,160/year
- **Est. upgrade cost to C:** £18,725

### Recommendations
- A (£100 - £350)
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- G (£350 - £450)
- I (£2,200 - £3,000)
- 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/0350-2682-7490-2725-6685)

## Description

**Ground Floor**Reception Room One - 4.55m x 3.55m Reception Room Two  - 3.44m x 2.89m Kitchen - 3.41m x 2.80m

**First Floor**Bedroom - 4.71m x 2.87m Bedroom - 3.45m x 3.07m Bedroom - 2.83m x 2.04m Bathroom - 2.52m x 2.30m

## Property Photos

- ![Photo](/listings/photos/156945746/1222965)
- ![Photo](/listings/photos/156945746/1222966)
- ![Photo](/listings/photos/156945746/1222967)
- ![Photo](/listings/photos/156945746/1222968)
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- ![Photo](/listings/photos/156945746/1222970)
- ![Photo](/listings/photos/156945746/1222971)
- ![Photo](/listings/photos/156945746/1222972)
- ![Photo](/listings/photos/156945746/1222973)
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- ![Photo](/listings/photos/156945746/1222975)
- ![Photo](/listings/photos/156945746/1222976)
- ![Photo](/listings/photos/156945746/1222977)

## EPC Graphs

- ![EPC 1](/listings/photos/156945746/1222978) - EPC 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 17 CILLOCKS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QT | £385,000 | 13/03/2026 | 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 |
|---------|-------|------|------|
| 46 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JR | £510,000 | 27/03/2025 | Semi-detached |
| 7 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX | £385,000 | 07/02/2025 | Semi-detached |
| [Same street] 28 CILLOCKS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QT | £475,000 | 17/10/2023 | Semi-detached |
| 25 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JN | £445,000 | 16/12/2022 | Semi-detached |
| 1 ROMAN STREET, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8JH | £395,000 | 25/11/2022 | Semi-detached |
| 32 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX | £420,000 | 16/11/2022 | Semi-detached |
| 15 CHERRY TREE ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JS | £425,000 | 09/08/2022 | Semi-detached |
| ARDEN HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JL | £470,000 | 15/07/2022 | Semi-detached |
| 19 NORRIS LANE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QU | £407,500 | 04/02/2022 | Semi-detached |

**Street average:** £475,000 (1 sale)
**Area average:** £432,188 (8 sales)

## Price vs local average

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

- **Local average:** £465,641 (25 Semi-detached, EN11, 2024–2026)
- **Deviation:** -14.1%

## Rental Range

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

- **Low:** £1,499/mo
- **Realistic:** £1,665/mo
- **Optimistic:** £1,832/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,366/mo

## 1% Rule

- **Rent ratio:** 0.42% (weak for cashflow)
- **Max investor price (0.8%):** £208,125
- **Target investor price (1%):** £166,500

*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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £4,651/m²

## Capital growth trend

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

- **5y growth:** -0.4%
- **10y growth:** 38%

## House Price Index (HM Land Registry)

*Official index for Broxbourne; Semi-detached series; as of April 2026.*

- **1y growth (index):** 3.1%
- **5y growth (index):** 15.5%
- **10y growth (index):** 29.9%

## 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)

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Property details

Tenure

FREEHOLD

Floor area

86 m²

Council tax band

EPC rating

Last sold

£385,000 Mar 2026

Price per m²

£4,651/m²

Local average

£465,641 (-14.1%)

Deprivation

Decile 5 (15,740 of 33,755)

Street crime

219 incidents within 1 mile (May 2026)

Key features

Chain Free
Garage
Two Reception Rooms
In Need of Modernisation
Driveway for Multiple Cars
Walking Distance to Hoddesdon Town Centre
Easy Reach of Schools, Bus Routes & Amenities
Easy Access to A10

Additional details

Parking: Driveway
Garden: Rear garden

Description

Christopher Stokes are delighted to offer this Three Bedroom Semi Detached House situated in Hoddesdon. This Chain Free Property Benefits Two Reception Rooms, Garage, Driveway for Multiple Cars and is conveniently situated within Easy Reach of Hoddesdon Town Centre, Shops, Schools, Bus Routes & Amenities.
Ground FloorReception Room One - 4.55m x 3.55m Reception Room Two - 3.44m x 2.89m Kitchen - 3.41m x 2.80m
First FloorBedroom - 4.71m x 2.87m Bedroom - 3.45m x 3.07m Bedroom - 2.83m x 2.04m Bathroom - 2.52m x 2.30m

Listed by

Hoddesdon

SMART LIFE ESTATES LIMITED

Reference: 156945746

EPC Rating & Upgrade Cost

Current rating: E

Potential rating: B

Inspection date: 22/01/2025

Expiry date: 21/01/2035

Current heating cost: £1,160/year

Potential heating cost: £618/year

Est. upgrade cost to C: £18,725

EPC E or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Increase loft insulation to 270 mm (£100 - £350)
Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Upgrade heating controls (£350 - £450)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Solar photovoltaic panels, 2.5 kWp (£3,500 - £5,500)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

EPC Graphs

EPC 1

Price history

Event	Date	Price	% change
Sold	13/03/2026 (4 months 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
46 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JR	£510,000	27/03/2025	Semi-detached
7 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX	£385,000	07/02/2025	Semi-detached
Same street 28 CILLOCKS CLOSE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QT	£475,000	17/10/2023	Semi-detached
25 HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JN	£445,000	16/12/2022	Semi-detached
1 ROMAN STREET, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8JH	£395,000	25/11/2022	Semi-detached
32 FOXTON ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8RX	£420,000	16/11/2022	Semi-detached
15 CHERRY TREE ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JS	£425,000	09/08/2022	Semi-detached
ARDEN HERTFORD ROAD, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 9JL	£470,000	15/07/2022	Semi-detached
19 NORRIS LANE, HODDESDON, BROXBOURNE, HERTFORDSHIRE, EN11 8QU	£407,500	04/02/2022	Semi-detached

Street average: £475,000 (1 sale)

Area average: £432,188 (8 sales)

Capital growth trend

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

5y growth -0.4%

10y growth 38%

House Price Index (HM Land Registry — official index, not sold-price averages): Broxbourne. Series: Semi-detached. As of April 2026.

1y (index) 3.1%

5y (index) 15.5%

10y (index) 29.9%

Rental Range

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

Low £1,499/mo

Realistic £1,665/mo

Optimistic £1,832/mo

Based on Local Authority from postcode lookup → Broxbourne.

LHA (30th percentile) floor for South East Herts: £1,366/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View EN11 8QT

Nearby

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

Type	Name	Distance
Bus stop	Cherry Tree Road	0.1 miles
Shop	Aesthetic Clinic & Academy	0.2 miles
Shop	Manhattan Nails	0.2 miles
Train station	Rye House	0.9 miles
Train station	Broxbourne	1.2 miles
Hospital	Cheshunt Community Hospital	4.6 miles
University	University of Hertfordshire	7.0 miles
Hospital	Jacob's Neuro Centre	7.1 miles
University	Boltons Park Farm	8.4 miles

Street-level crime

Category	Count
Violence and sexual offences	67
Anti-social behaviour	47
Other theft	30
Vehicle crime	22
Criminal damage and arson	13
Shoplifting	12
Public order	11
Burglary	7
Drugs	5
Other crime	2
Bicycle theft	1
Possession of weapons	1
Theft from the person	1
Total incidents	219

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
St Catherine's Hoddesdon CofE Primary School	Primary	0.2 miles	Good — 26 Apr 2023
Rivers Education Support Centre	Other	0.2 miles	Good — 5 Dec 2023
Westfield Community Primary School	Primary	0.3 miles	— (Inspected (no overall grade))
St Augustine's Catholic Primary School	Primary	0.4 miles	Good — 11 Nov 2014
Forres Primary Academy	Primary	0.6 miles	Requires improvement — 13 Nov 2022

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.42%

Max investor price (0.8%) £208,125

Target investor price (1%) £166,500

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).