Sold STC Maisonette

18 REYNOLDS CLOSE

HEMEL HEMPSTEAD, HERTFORDSHIRE HP1 3EF

2 beds 646 sq ft Listed 13 Nov 2022 (-1356d)

£240,000

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# 2 bedroom maisonette for sale (HP1 3EF)

## Property Details

| Key | Value |
|-----|-------|
| Address | 18 REYNOLDS CLOSE, HEMEL HEMPSTEAD, HERTFORDSHIRE HP1 3EF |
| Price | £240,000 |
| Bedrooms | 2 |
| Council tax | B |
| Construction age | England and Wales: 1950-1966 |
| Floor area | 60 m² |
| Last sold | £240,000 May 2023 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** C
- **Expiry date:** 24/08/2031
- **Current heating cost:** £416/year
- **Est. upgrade cost to C:** £5,010

### Recommendations
- W2 (£4,000 - £6,000)
- E (£10)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8900-1156-0322-6028-3893)

## Description

Situated in this sought after HP1 location. This well presented ground floor maisonette boasts two double bedrooms, a spacious lounge dining room with access to walk out balcony, fitted kitchen and luxury shower room. With a communal courtyard and outside storage sheds.

Low service charges and a good lease make this an ideal first time or investment purchase

## Property Photos

- ![Photo 4](/listings/photos/129028790/1622923) - Photo 4
- ![Photo 6](/listings/photos/129028790/1622924) - Photo 6
- ![Photo 5](/listings/photos/129028790/1622925) - Photo 5
- ![Photo 9](/listings/photos/129028790/1622926) - Photo 9
- ![Photo 8](/listings/photos/129028790/1622927) - Photo 8
- ![Photo 10](/listings/photos/129028790/1622928) - Photo 10
- ![Photo 7](/listings/photos/129028790/1622929) - Photo 7
- ![Photo 3](/listings/photos/129028790/1622930) - Photo 3
- ![Photo 2](/listings/photos/129028790/1622931) - Photo 2

## Floorplans

- ![Floorplan 1](/listings/photos/129028790/1622932) - Floorplan 1

## EPC Graphs

- ![Energy Performance Certificate](/listings/photos/129028790/1622933) - Energy Performance Certificate

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #13885405
- **Address:** 18 Reynolds Close, HEMEL HEMPSTEAD, HP1 3EF
- **Certificate Issued:** 08/12/2019
- **Work Completed:** 15/11/2019
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 18 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £240,000 | 30/05/2023 | Flat |
| 18 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £249,950 | 15/05/2017 | Flat |
| 18 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £166,000 | 21/05/2012 | 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 |
|---------|-------|------|------|
| 17 HASEDINES ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RA | £145,000 | 06/06/2025 | Flat |
| 17 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JN | £191,000 | 31/05/2023 | Flat |
| [Same street] 8 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £195,000 | 02/12/2022 | Flat |
| [Same street] 5 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £305,000 | 18/11/2022 | Flat |
| 16 PUDDING LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JS | £268,000 | 02/10/2022 | Flat |
| 4 PUDDING LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JS | £250,000 | 09/08/2022 | Flat |
| 38 LONG ARROTTS, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EU | £292,000 | 05/08/2022 | Flat |
| 27 HASEDINES ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RA | £245,000 | 17/12/2021 | Flat |
| [Same street] 3 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF | £185,000 | 15/11/2021 | Flat |
| 49 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JW | £281,000 | 28/10/2021 | Flat |

**Street average:** £228,333 (3 sales)
**Area average:** £238,857 (7 sales)

## Price vs local average

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

- **Local average:** £233,875 (16 Flat, HP1, 2024–2026)
- **Deviation:** +2.6%

## Rental Range

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

- **Low:** £1,421/mo
- **Realistic:** £1,579/mo
- **Optimistic:** £1,737/mo

## LHA (Local Housing Allowance)

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

- **LHA floor (this property size):** £1,247/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 |
|------|------|------|------|------|
| 2 Bed Terraced House, School End Crescent, HP1 | £1,850/mo | 2 | 0.43 miles | OpenRent |
| 2 Bed Flat, Hemel Hempstead, HP1 | £1,550/mo | 2 | 0.95 miles | OpenRent |

**Average rent: £1,700/mo (2 listings)**

## 1% Rule

- **Rent ratio:** 0.71% (weak for cashflow)
- **Max investor price (0.8%):** £212,500
- **Target investor price (1%):** £170,000

*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 £1,700/mo).*

- **Gross yield:** 8.5%
- **Cost-to-rent:** 11.8×
- **Monthly cashflow:** £560/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 9.7%

*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:** £4,000/m²

## Capital growth trend

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

- **5y growth:** -8.4%
- **10y growth:** -8.9%

## House Price Index (HM Land Registry)

*Official index for Dacorum; Flats and maisonettes series; as of April 2026.*

- **1y growth (index):** -2.9%
- **5y growth (index):** 3.3%
- **10y growth (index):** 13.6%

## 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)

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Property details

Tenure

LEASEHOLD

Floor area

60 m²

Council tax band

EPC rating

Year built

England and Wales: 1950-1966

Last sold

£240,000 May 2023

Price per m²

£4,000/m²

Local average

£233,875 (+2.6%)

Deprivation

Decile 5 (14,366 of 33,755)

Street crime

284 incidents within 1 mile (May 2026)

Key features

SOUGHT AFTER HP1 LOCATION
GROUND FLOOR MAISONETTE
TWO DOUBLE BEDROOMS
SPACIOUS LONGE DINER
FITTED KITCHEN
LUXXURY SHOWER ROOM
COMMUNAL GARDEN WITH STORAGE SHEDS
LOW SERVICE CHARGES

Description

Listed by

Hemel Hempstead

Michael Anthony

Reference: 129028790

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: C

Inspection date: 25/08/2021

Expiry date: 24/08/2031

Current heating cost: £416/year

Potential heating cost: £355/year

Est. upgrade cost to C: £5,010

Recommendations

Floor insulation (solid floor) (£4,000 - £6,000)
Low energy lighting for all fixed outlets (£10)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

Energy Performance Certificate

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #13885405

Property Details

Street: 18 Reynolds Close

Town: HEMEL HEMPSTEAD

Postcode: HP1 3EF

Installation Details

Items: 1 door

Certificate Issued: 08/12/2019

Work Completed: 15/11/2019

This certificate data was retrieved from FENSA's database

What is FENSA? FENSA (Fenestration Self-Assessment Scheme) is a government-authorised scheme that monitors building regulation compliance for replacement windows and doors. Certificates indicate that work was completed by FENSA-approved installers.

Price history

45% since 2012

Event	Date	Price	% change
Sold	30/05/2023 (3 years ago)	£240,000	-4%
Sold	15/05/2017 (9 years ago)	£249,950	+50.6%
Sold	21/05/2012 (14 years ago)	£166,000	—

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
17 HASEDINES ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RA	£145,000	06/06/2025	Flat
17 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JN	£191,000	31/05/2023	Flat
Same street 8 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF	£195,000	02/12/2022	Flat
Same street 5 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF	£305,000	18/11/2022	Flat
16 PUDDING LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JS	£268,000	02/10/2022	Flat
4 PUDDING LANE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JS	£250,000	09/08/2022	Flat
38 LONG ARROTTS, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EU	£292,000	05/08/2022	Flat
27 HASEDINES ROAD, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3RA	£245,000	17/12/2021	Flat
Same street 3 REYNOLDS CLOSE, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3EF	£185,000	15/11/2021	Flat
49 COLES HILL, HEMEL HEMPSTEAD, DACORUM, HERTFORDSHIRE, HP1 3JW	£281,000	28/10/2021	Flat

Street average: £228,333 (3 sales)

Area average: £238,857 (7 sales)

Capital growth trend

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

5y growth -8.4%

10y growth -8.9%

House Price Index (HM Land Registry — official index, not sold-price averages): Dacorum. Series: Flats and maisonettes. As of April 2026.

1y (index) -2.9%

5y (index) 3.3%

10y (index) 13.6%

Rental Range

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

Low £1,421/mo

Realistic £1,579/mo

Optimistic £1,737/mo

Based on Local Authority from postcode lookup → Dacorum.

LHA (30th percentile) floor for South West Herts: £1,247/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View HP1 3EF

Nearby

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

Type	Name	Distance
Bus stop	Marnham Rise	0.1 miles
Shop	Unknown	0.4 miles
Train station	Hemel Hempstead	1.3 miles
Train station	Apsley	2.2 miles
Hospital	Watford General Hospital	8.5 miles
Hospital	Luton and Dunstable Hospital	9.3 miles
University	Unknown	10.5 miles

Street-level crime

Category	Count
Violence and sexual offences	98
Anti-social behaviour	77
Criminal damage and arson	20
Other theft	19
Vehicle crime	16
Public order	13
Shoplifting	12
Other crime	9
Drugs	5
Robbery	5
Burglary	4
Bicycle theft	2
Possession of weapons	2
Theft from the person	2
Total incidents	284

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
Galley Hill Primary School and Nursery	Primary	0.2 miles	— (Inspected (no overall grade))
St Cuthbert Mayne Voluntary Catholic Junior Academy	Primary	0.3 miles	Good — 10 Dec 2014
Micklem Primary School	Primary	0.3 miles	Good — 6 Jun 2018
Laureate Academy	Secondary	0.3 miles	Good — 13 Sep 2023
Gade Valley Primary School	Primary	0.3 miles	Good — 1 Dec 2016

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 Terraced House, School End Crescent, HP1	£1,850/mo	2	0.43 miles	OpenRent
2 Bed Flat, Hemel Hempstead, HP1	£1,550/mo	2	0.95 miles	OpenRent

Average rent: £1,700/mo (2 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.71%

Max investor price (0.8%) £212,500

Target investor price (1%) £170,000

Gross yield 8.5%

Cost-to-rent ratio 11.8×

Monthly cashflow £560/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 9.7%

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).