# 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)