Sold STC Terraced

11 WINDMILL STREET

BUSHEY, BUSHEY HEATH, HERTFORDSHIRE WD23 1NB

2 beds 1 baths 72 m² Listed 13 Feb 2025 (-524d)

£539,000

Offers in Excess of

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# 2 bedroom terraced house for sale (WD23 1NB)

## Property Details

| Key | Value |
|-----|-------|
| Address | 11 WINDMILL STREET, BUSHEY, BUSHEY HEATH, HERTFORDSHIRE WD23 1NB |
| Price | £539,000 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Council tax | E |
| Last sold | £535,000 Jan 2026 |

## EPC Rating & Upgrade Cost

- **Current rating:** C
- **Potential rating:** B
- **Expiry date:** 16/02/2035
- **Current heating cost:** £646/year
- **Est. upgrade cost to C:** £19,500

### Recommendations
- Q (£4,000 - £14,000)
- W1 (£800 - £1,200)
- 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/9835-3046-7202-4095-8200)

## Description

**SUMMARY**

** TWO BEDROOMS ** OFF-STREET PARKING ** BEAUTIFULLY PRESENTED TERRACE HOUSE ** DESIRABLE BUSHEY HEATH LOCATION ** GOOD CONDITION THROUGHOUT ** SECLUDED LARGE REAR GARDEN ** IDEAL FAMILY HOME ** FITTED KITCHEN **

**DESCRIPTION**

Connells are delighted to welcome this two bedroom, terraced home situated in the desirable location of Bushey Heath, comprising of various local amenities, excellent schooling and transport links.

On the ground floor there is a spacious through lounge which has a light-filled dining area with French doors leading to the landscaped rear garden. There is a separate fitted kitchen, newly fitted with integrated fridge/freezer, induction hob and under cupboard lighting. As you enter the second floor, you're met with two generous size bedrooms and a four piece family bathroom.

Windmill Street has been beautifully decorated throughout with a modern interior, and with fine details added to enhance the characteristics this home offers including newly fitted double glazing and a traditional style front door. It benefits from a tasteful modern kitchen and bathroom, and a substantial L-shaped garden, ideal for those who enjoy outdoor space. Outside the home there is off-street parking for 2 cars on the driveway.

This property is also conveniently located with access to several transport links including Bushey Station that provides direct links into London as well as the A41, M1 and M25 motorways. The property is also within walking distance to Bushey High Road's local shops, amenities and Synagogue. Watford Shopping Centre is also just a short drive away.

Viewing is highly recommended. For more information or to book a viewing, please contact Connells today.

**Ground Floor**

**Entrance Hall**

Door to front aspect and radiator.

**Lounge/Diner** 27' 3" MAX x 13' 11" MAX ( 8.31m MAX x 4.24m MAX )

Large understairs utility cupboard, television point.

**Dining Area**

Window to side aspect and door to rear garden.

**Kitchen** 13' 4" x 6' 5" ( 4.06m x 1.96m )

Window to front aspect, wall and base units, work surfaces, integrated fridge/freezer, induction hob, electric oven and hob, dishwasher, washing machine and under cupboard lighting.

**First Floor**

**Landing**

Window to rear aspect, storage cupboard and access to the boarded loft.

**Bedroom 1 ** 12' 6" x 9' 10" ( 3.81m x 3.00m )

Window to front aspect, radiator and fitted wardrobe.

**Bedroom 2 ** 11' 3" x 7' 9" ( 3.43m x 2.36m )

Window to rear aspect and radiator.

**Bathroom**

Window to front aspect, vanity unit, shower cubicle, bath with mixer taps, water closet and heated towel rail.

**Outside**

**Front**

Off road parking for two vehicles.

**Rear Garden**

Patio and laid to lawn.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2: These particulars do not constitute part or all of an offer or contract.

3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.

4: Potential buyers are advised to recheck the measurements before committing to any expense.

5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.

6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

## Property Photos

- ![Photo](/listings/photos/158228039/1138363)
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## Floorplans

- ![Floorplan 1](/listings/photos/158228039/1138380) - Floorplan 1

## EPC Graphs

- ![EPC](/listings/photos/158228039/1138381) - EPC

## FENSA Certificates

This property has 3 FENSA certificate(s) on record.

### FENSA Certificate #10885339
- **Address:** 11 Windmill Street, Bushey Heath, WD23 1NB
- **Certificate Issued:** 06/04/2015
- **Work Completed:** 12/03/2015
- **Items:** 7 window(s), 1 door(s)

### FENSA Certificate #11617433
- **Address:** 11 Windmill Street, Bushey Heath, WD23 1NB
- **Certificate Issued:** 16/05/2016
- **Work Completed:** 21/03/2016
- **Items:** 2 window(s)

### FENSA Certificate #14170791
- **Address:** 11 Windmill Street, Bushey Heath, WD23 1NB
- **Certificate Issued:** 30/08/2020
- **Work Completed:** 10/08/2020
- **Items:** 1 door(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 11 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £535,000 | 30/01/2026 | Terraced |
| 11 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £310,000 | 17/04/2014 | Terraced |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 3 WINDMILL LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NQ | £650,000 | 19/12/2025 | Terraced |
| [Same street] 10 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £427,000 | 01/12/2025 | Terraced |
| 42 CLAY LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NW | £410,000 | 12/03/2025 | Terraced |
| 42 CLAY LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NW | £410,000 | 12/03/2025 | Terraced |
| [Same street] 26A WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £780,000 | 13/10/2023 | Detached |
| [Same street] 6 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £415,000 | 29/09/2023 | Terraced |
| [Same street] 26 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £617,000 | 19/12/2022 | Terraced |
| [Same street] 37 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £760,000 | 25/10/2022 | Semi-detached |
| 8 LANGMEAD DRIVE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GD | £710,000 | 22/07/2022 | Terraced |
| [Same street] 32 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £584,600 | 31/05/2022 | Terraced |
| [Same street] 28 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £415,000 | 30/05/2022 | Terraced |
| 37 TITIAN AVENUE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GB | £475,000 | 18/03/2022 | Terraced |
| 51A WINDMILL LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NQ | £499,950 | 15/10/2021 | Terraced |
| 5 TITIAN AVENUE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GB | £482,000 | 07/09/2021 | Terraced |
| [Same street] 8 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB | £360,000 | 27/08/2021 | Terraced |

**Street average:** £544,825 (8 sales)
**Area average:** £519,564 (7 sales)

## Price vs local average

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

- **Local average:** £492,907 (27 Terraced, WD23, 2024–2026)
- **Deviation:** +9.4%

## 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 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 Flat, The Pantiles, WD23 | £1,700/mo | 2 | 0.17 miles | OpenRent |
| 2 Bed Flat, Rutland Place, WD23 | £1,800/mo | 2 | 0.21 miles | OpenRent |
| 2 Bed Flat, High Road, WD23 | £1,650/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Flat, High Road, WD23 | £1,650/mo | 2 | 0.27 miles | OpenRent |
| 2 Bed Maisonette, Alpine Walk, HA7 | £1,650/mo | 2 | 0.38 miles | OpenRent |
| 2 Bed Penthouse, Catsey Lane, WD23 | £2,200/mo | 2 | 0.64 miles | OpenRent |
| 2 Bed Flat, Cunard Court, HA7 | £1,900/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Flat, Cunard Court, HA7 | £2,100/mo | 2 | 0.77 miles | OpenRent |
| 2 Bed Flat, Little Bushey Lane, WD23 | £1,850/mo | 2 | 0.78 miles | OpenRent |
| 2 Bed Flat, Casel Court, HA7 | £1,950/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Casel Court, HA7 | £1,950/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Casel Court, HA7 | £1,975/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Casel Court, HA7 | £1,850/mo | 2 | 0.8 miles | OpenRent |
| 2 Bed Flat, Springfield Close, HA7 | £2,850/mo | 2 | 0.99 miles | OpenRent |
| 2 Bed Flat, Bushey, WD23 | £2,200/mo | 2 | 0.99 miles | OpenRent |

**Average rent: £1,952/mo (15 listings)**

## 1% Rule

- **Rent ratio:** 0.35% (weak for cashflow)
- **Max investor price (0.8%):** £237,500
- **Target investor price (1%):** £190,000

*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 £1,900/mo).*

- **Gross yield:** 4.2%
- **Cost-to-rent:** 23.6×
- **Monthly cashflow:** £-438/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** -3.4%

*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:** £7,486/m²

## Capital growth trend

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

- **5y growth:** 9.5%
- **10y growth:** 17%

## House Price Index (HM Land Registry)

*Official index for Hertsmere; Terraced series; as of April 2026.*

- **1y growth (index):** 1.9%
- **5y growth (index):** 9.7%
- **10y growth (index):** 24.4%

## 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

72 m²

Council tax band

EPC rating

Last sold

£535,000 Jan 2026

Price per m²

£7,486/m²

Local average

£492,907 (+9.4%)

Deprivation

Decile 9 (28,587 of 33,755)

Street crime

63 incidents within 1 mile (May 2026)

Key features

BEAUTIFULLY DECORATED THROUGHOUT
DRIVEWAY
LARGE REAR GARDEN
COTTAGE
FAMILY HOME
BATHROOM OFF LANDING
SCHOOL CATCHMENTS
WALKING DISTANCE TO AMENITIES

Additional details

Electricity: Mains supply
Broadband: FTTP (fibre to the premises)
Water: Mains supply
Sewerage: Mains supply
Heating: Gas central
Accessibility: No wheelchair access
Parking: Driveway
Garden: Back garden
Listed property: No
Restrictions: No
Required access: No
Rights of way: No
Flooded in last 5 years: No

Description

SUMMARY
TWO BEDROOMS OFF-STREET PARKING BEAUTIFULLY PRESENTED TERRACE HOUSE DESIRABLE BUSHEY HEATH LOCATION GOOD CONDITION THROUGHOUT SECLUDED LARGE REAR GARDEN IDEAL FAMILY HOME FITTED KITCHEN

DESCRIPTION
Connells are delighted to welcome this two bedroom, terraced home situated in the desirable location of Bushey Heath, comprising of various local amenities, excellent schooling and transport links.

On the ground floor there is a spacious through lounge which has a light-filled dining area with French doors leading to the landscaped rear garden. There is a separate fitted kitchen, newly fitted with integrated fridge/freezer, induction hob and under cupboard lighting. As you enter the second floor, you're met with two generous size bedrooms and a four piece family bathroom.

Windmill Street has been beautifully decorated throughout with a modern interior, and with fine details added to enhance the characteristics this home offers including newly fitted double glazing and a traditional style front door. It benefits from a tasteful modern kitchen and bathroom, and a substantial L-shaped garden, ideal for those who enjoy outdoor space. Outside the home there is off-street parking for 2 cars on the driveway.

This property is also conveniently located with access to several transport links including Bushey Station that provides direct links into London as well as the A41, M1 and M25 motorways. The property is also within walking distance to Bushey High Road's local shops, amenities and Synagogue. Watford Shopping Centre is also just a short drive away.

Viewing is highly recommended. For more information or to book a viewing, please contact Connells today.

Ground Floor

Entrance Hall
Door to front aspect and radiator.

Lounge/Diner 27' 3" MAX x 13' 11" MAX ( 8.31m MAX x 4.24m MAX )
Large understairs utility cupboard, television point.

Dining Area
Window to side aspect and door to rear garden.

Kitchen 13' 4" x 6' 5" ( 4.06m x 1.96m )
Window to front aspect, wall and base units, work surfaces, integrated fridge/freezer, induction hob, electric oven and hob, dishwasher, washing machine and under cupboard lighting.

First Floor

Landing
Window to rear aspect, storage cupboard and access to the boarded loft.

Bedroom 1 12' 6" x 9' 10" ( 3.81m x 3.00m )
Window to front aspect, radiator and fitted wardrobe.

Bedroom 2 11' 3" x 7' 9" ( 3.43m x 2.36m )
Window to rear aspect and radiator.

Bathroom
Window to front aspect, vanity unit, shower cubicle, bath with mixer taps, water closet and heated towel rail.

Outside

Front
Off road parking for two vehicles.

Rear Garden**
Patio and laid to lawn.

1. MONEY LAUNDERING REGULATIONS - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2: These particulars do not constitute part or all of an offer or contract.
3: The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4: Potential buyers are advised to recheck the measurements before committing to any expense.
5: Connells has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances.
6: Connells has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

Listed by

Bushey

Connells

Reference: 158228039

EPC Rating & Upgrade Cost

Current rating: C

Potential rating: B

Inspection date: 17/02/2025

Expiry date: 16/02/2035

Current heating cost: £646/year

Potential heating cost: £471/year

Est. upgrade cost to C: £19,500

Recommendations

50 mm internal or external wall insulation (£4,000 - £14,000)
Floor insulation (suspended floor) (£800 - £1,200)
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)

Floorplans

Floorplan 1

EPC Graphs

EPC

FENSA Certificates

This property has 3 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10885339

Property Details

Street: 11 Windmill Street

Town: Bushey Heath

Postcode: WD23 1NB

Installation Details

Items: 7 windows and 1 door

Certificate Issued: 06/04/2015

Work Completed: 12/03/2015

This certificate data was retrieved from FENSA's database

FENSA Certificate #11617433

Property Details

Street: 11 Windmill Street

Town: Bushey Heath

Postcode: WD23 1NB

Installation Details

Items: 2 windows

Certificate Issued: 16/05/2016

Work Completed: 21/03/2016

This certificate data was retrieved from FENSA's database

FENSA Certificate #14170791

Property Details

Street: 11 Windmill Street

Town: Bushey Heath

Postcode: WD23 1NB

Installation Details

Items: 1 door

Certificate Issued: 30/08/2020

Work Completed: 10/08/2020

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

73% since 2014

Event	Date	Price	% change
Sold	30/01/2026 (5 months ago)	£535,000	+72.6%
Sold	17/04/2014 (12 years ago)	£310,000	—

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
3 WINDMILL LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NQ	£650,000	19/12/2025	Terraced
Same street 10 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£427,000	01/12/2025	Terraced
42 CLAY LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NW	£410,000	12/03/2025	Terraced
42 CLAY LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NW	£410,000	12/03/2025	Terraced
Same street 26A WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£780,000	13/10/2023	Detached
Same street 6 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£415,000	29/09/2023	Terraced
Same street 26 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£617,000	19/12/2022	Terraced
Same street 37 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£760,000	25/10/2022	Semi-detached
8 LANGMEAD DRIVE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GD	£710,000	22/07/2022	Terraced
Same street 32 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£584,600	31/05/2022	Terraced
Same street 28 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£415,000	30/05/2022	Terraced
37 TITIAN AVENUE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GB	£475,000	18/03/2022	Terraced
51A WINDMILL LANE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NQ	£499,950	15/10/2021	Terraced
5 TITIAN AVENUE, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 4GB	£482,000	07/09/2021	Terraced
Same street 8 WINDMILL STREET, BUSHEY HEATH, BUSHEY, HERTSMERE, HERTFORDSHIRE, WD23 1NB	£360,000	27/08/2021	Terraced

Street average: £544,825 (8 sales)

Area average: £519,564 (7 sales)

Capital growth trend

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

5y growth 9.5%

10y growth 17%

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

1y (index) 1.9%

5y (index) 9.7%

10y (index) 24.4%

Rental Range

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

Low £1,622/mo

Realistic £1,802/mo

Optimistic £1,982/mo

Based on Local Authority from postcode lookup → Hertsmere.

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 WD23 1NB

Nearby

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

Type	Name	Distance
Bus stop	Titian Avenue	0.2 miles
Shop	Loose Ends	0.3 miles
Shop	Hob salons	0.3 miles
Train station	Stanmore	1.9 miles
Train station	Bushey	2.1 miles
Hospital	Watford General Hospital	3.0 miles
University	Middlesex University	5.0 miles
University	Flood Hazard Research Centre	5.0 miles
Hospital	Priory Hospital	9.4 miles

Street-level crime

Category	Count
Violence and sexual offences	31
Anti-social behaviour	14
Criminal damage and arson	6
Burglary	4
Vehicle crime	3
Other theft	2
Public order	2
Theft from the person	1
Total incidents	63

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
Bushey Heath Primary School	Primary	0.2 miles	Outstanding — 6 Mar 2024
Immanuel College	Other	0.3 miles	— (No rating)
Hartsbourne Primary School	Primary	0.4 miles	Good — 9 May 2024
Avanti House Primary School	Primary	0.6 miles	Good — 19 Jan 2020
Merry Hill Infant School and Nursery	Primary	0.8 miles	Good — 20 Mar 2024

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 Flat, The Pantiles, WD23	£1,700/mo	2	0.17 miles	OpenRent
2 Bed Flat, Rutland Place, WD23	£1,800/mo	2	0.21 miles	OpenRent
2 Bed Flat, High Road, WD23	£1,650/mo	2	0.24 miles	OpenRent
2 Bed Flat, High Road, WD23	£1,650/mo	2	0.27 miles	OpenRent
2 Bed Maisonette, Alpine Walk, HA7	£1,650/mo	2	0.38 miles	OpenRent
2 Bed Penthouse, Catsey Lane, WD23	£2,200/mo	2	0.64 miles	OpenRent
2 Bed Flat, Cunard Court, HA7	£1,900/mo	2	0.77 miles	OpenRent
2 Bed Flat, Cunard Court, HA7	£2,100/mo	2	0.77 miles	OpenRent
2 Bed Flat, Little Bushey Lane, WD23	£1,850/mo	2	0.78 miles	OpenRent
2 Bed Flat, Casel Court, HA7	£1,950/mo	2	0.8 miles	OpenRent
2 Bed Flat, Casel Court, HA7	£1,950/mo	2	0.8 miles	OpenRent
2 Bed Flat, Casel Court, HA7	£1,975/mo	2	0.8 miles	OpenRent
2 Bed Flat, Casel Court, HA7	£1,850/mo	2	0.8 miles	OpenRent
2 Bed Flat, Springfield Close, HA7	£2,850/mo	2	0.99 miles	OpenRent
2 Bed Flat, Bushey, WD23	£2,200/mo	2	0.99 miles	OpenRent

Average rent: £1,952/mo (15 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.35%

Max investor price (0.8%) £237,500

Target investor price (1%) £190,000

Gross yield 4.2%

Cost-to-rent ratio 23.6×

Monthly cashflow £-438/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI -3.4%

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).