Let Flat

44

WADDINGTON HOUSE, TOM LAKE WAY, WATFORD, HERTFORDSHIRE WD19 7FL

2 beds 2 baths 786 sq ft Listed 5 Feb 2026 (-124d)

£2,000 pcm

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# 2 bedroom flat for rent (WD19 7FL)

## Property Details

| Key | Value |
|-----|-------|
| Address | 44, WADDINGTON HOUSE, TOM LAKE WAY, WATFORD, HERTFORDSHIRE WD19 7FL |
| Price | £2,000 pcm |
| Bedrooms | 2 |
| Bathrooms | 2 |
| Council tax | C |
| Floor area | 73 m² |
| Last sold | £410,000 Nov 2022 |

## EPC Rating & Upgrade Cost

- **Current rating:** B
- **Potential rating:** B
- **Current heating cost:** £240/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/9312-3133-3280-1181-2226)

## Description

Modern Two Bedroom Flat To Rent on Sixth Floor - Two Double Bedrooms - Two Bathrooms (En Suite to Master) - Fully Fitted Kitchen W/ Open Plan Living - Part-Furnished - Lift - Balcony -  Allocated Parking for One Vehicle - Available NOW - Walking Distance to Carpenders Park Station - Closely Located to South Oxhey Local Amenities - Viewings Highly Recommended

Additional Information:

- 12 Month Tenancy

- Five Week Deposit

- Three Rivers Council / Band C

- EPC Rating: B

EPC Rating: B

## Property Photos

- ![Photo](/listings/photos/171891242/648379)
- ![Photo](/listings/photos/171891242/648383)
- ![Photo](/listings/photos/171891242/648385)
- ![Photo](/listings/photos/171891242/648387)
- ![Photo](/listings/photos/171891242/648390)
- ![Photo](/listings/photos/171891242/648392)
- ![Photo](/listings/photos/171891242/648395)
- ![Photo](/listings/photos/171891242/648396)
- ![Photo](/listings/photos/171891242/648399)
- ![Photo](/listings/photos/171891242/648400)
- ![Photo](/listings/photos/171891242/648401)
- ![Photo](/listings/photos/171891242/648403)

## Rental Range

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

- **Low:** £1,150/mo
- **Realistic:** £1,278/mo
- **Optimistic:** £1,406/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 |
|------|------|------|------|------|
| [Tom Lake Way, Watford, Hertfordshire, WD19](http://87.117.209.195:8080/listings/8934172) | £1,850/mo | 2 | 0.01 miles | Rightmove |

**Average rent: £1,850/mo (1 listing)**

## Rent-driven metrics

*Based on OpenRent comparables (median £1,850/mo).*

- **Gross yield:** 1110%
- **Monthly cashflow:** £1,632/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 3376.8%

*Gross yield = annual rent as % of price (no costs). 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:** £27/m²

## 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

Floor area

73 m²

Council tax band

EPC rating

Street crime

173 incidents within 1 mile (Apr 2026)

Additional details

Parking: Yes
Restrictions: No
Rights of way: No
Flooded in last 5 years: No
Flood defences: No

Description

Modern Two Bedroom Flat To Rent on Sixth Floor - Two Double Bedrooms - Two Bathrooms (En Suite to Master) - Fully Fitted Kitchen W/ Open Plan Living - Part-Furnished - Lift - Balcony - Allocated Parking for One Vehicle - Available NOW - Walking Distance to Carpenders Park Station - Closely Located to South Oxhey Local Amenities - Viewings Highly Recommended
Additional Information:
- 12 Month Tenancy
- Five Week Deposit
- Three Rivers Council / Band C
- EPC Rating: B
EPC Rating: B

Listed by

Harrow

Phillip Shaw Limited

Reference: 171891242

EPC Rating & Upgrade Cost

Current rating: B

Potential rating: B

Inspection date: 29/07/2022

Current heating cost: £240/year

Potential heating cost: £240/year

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Rental Range

Estimated market rent for East of England. Low = conservative, Realistic = average, Optimistic = best case.

Low £1,150/mo

Realistic £1,278/mo

Optimistic £1,406/mo

Based on Postcode area WD → East of England.

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 WD19 7FL

Nearby

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

Type	Name	Distance
Shop	Lidl	0.0 miles
Bus stop	Seacroft Gardens	0.1 miles
Shop	Tesco Express	0.1 miles
Bus stop	Carpenders Park Railway Station	0.1 miles
Train station	Carpenders Park	0.1 miles
Train station	Bushey	1.3 miles
Hospital	Watford General Hospital	1.7 miles
University	Middlesex University	6.6 miles
University	Flood Hazard Research Centre	6.6 miles
Hospital	Hounslow Medical Centre	10.9 miles

Street-level crime

Category	Count
Violence and sexual offences	55
Shoplifting	35
Anti-social behaviour	20
Public order	15
Vehicle crime	12
Criminal damage and arson	9
Other theft	8
Drugs	7
Burglary	6
Bicycle theft	2
Other crime	2
Possession of weapons	1
Theft from the person	1
Total incidents	173

Within 1 mile during Apr 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
Warren Dell Primary School	Primary	0.2 miles	Outstanding — 6 Mar 2024
Oxhey Wood Primary School	Primary	0.3 miles	Good — 19 May 2014
Colnbrook School	Other	0.3 miles	Outstanding — 13 Nov 2013
St Joseph Catholic Primary School	Primary	0.4 miles	Outstanding — 2 Jun 2017
St Meryl School	Primary	0.4 miles	Good — 11 Jan 2012

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
Tom Lake Way, Watford, Hertfordshire, WD19	£1,850/mo	2	0.01 miles	Rightmove

Average rent: £1,850/mo (1 listing)