# 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)