Sold STC Flat

7

FOREST VIEW, 35, HIGH STREET, ST ALBANS, SANDRIDGE, HERTFORDSHIRE AL4 9DD

1 baths 60 m² Listed 5 Aug 2024 (-727d)

£190,000

Reduced on 5 Aug 2024

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# Studio flat for sale (AL4 9DD)

## Property Details

| Key | Value |
|-----|-------|
| Address | 7, FOREST VIEW, 35, HIGH STREET, ST ALBANS, SANDRIDGE, HERTFORDSHIRE AL4 9DD |
| Price | £190,000 |
| Bathrooms | 1 |
| Last sold | £187,500 Dec 2024 |

## Description

**Communal Entrance Hall Way** - Stairs to first floor. Cupboards housing electric meters. Secure bike rack. Further door to communal garden.

**Entrance Hallway** - Double glazed window to front. Useful under stairs storage cupboard. Stairs to first floor. Doors to:

**Living Area** - Two double glazed windows to rear. Fitted carpet.

**Kitchen Area** - Fitted with a range of wall and base mounted units with Quartzstone worksurfaces over. Inset sink unit with swan neck mixer tap over. Stainless steel oven and ceramic hob with matching stainless steel chimney style extractor over. Built in microwave. Integrated fridge. Integrated washing machine. Laminate flooring. Low level lighting.

**Shower Room** - Glazed shower cubicle. Pedestal wash hand basin.

**Wc** - Low level WC and pedestal wash hand basin.

**Storage Room** - Useful storage cupboard.

**Lease** - 125 years with 117 years remaining.

**Ground Rent** - £200 per annum

**Maintenance** - £857 for the current year

## Property Photos

- ![IMG_4146.jpg](/listings/photos/150996704/1338341) - IMG_4146.jpg
- ![Photo](/listings/photos/150996704/1338342)
- ![Photo](/listings/photos/150996704/1338343)
- ![Photo](/listings/photos/150996704/1338344)
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- ![Photo](/listings/photos/150996704/1338346)
- ![Photo](/listings/photos/150996704/1338347)
- ![Photo](/listings/photos/150996704/1338348)
- ![Photo](/listings/photos/150996704/1338349)
- ![Photo](/listings/photos/150996704/1338350)
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- ![Photo](/listings/photos/150996704/1338352)
- ![Photo](/listings/photos/150996704/1338353)
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## Floorplans

- ![Flat 7 Forest View - Floor plan.JPG](/listings/photos/150996704/1338355) - Flat 7 Forest View - Floor plan.JPG

## EPC Graphs

- ![EE Rating](/listings/photos/150996704/1338356) - EE Rating

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| FOREST VIEW, 35 7 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £187,500 | 20/12/2024 | Flat |
| FOREST VIEW, 35 7 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £200,000 | 21/08/2020 | 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 |
|---------|-------|------|------|
| 36 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ | £269,950 | 31/10/2025 | Flat |
| 15 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY | £228,000 | 03/10/2025 | Flat |
| 38 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ | £153,000 | 07/08/2025 | Flat |
| FOREST VIEW, 35 2 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £270,000 | 17/10/2023 | Flat |
| 37 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ | £235,000 | 20/12/2022 | Flat |
| 16 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY | £280,000 | 09/12/2022 | Flat |
| FOREST VIEW, 35 11 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £280,000 | 25/11/2022 | Flat |
| 24 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY | £245,000 | 28/09/2022 | Flat |
| FOREST VIEW, 35 9 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £315,000 | 20/07/2022 | Flat |
| FOREST VIEW, 35 8 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £280,000 | 29/04/2022 | Flat |
| 7 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY | £215,000 | 25/03/2022 | Flat |
| FOREST VIEW, 35 4 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD | £320,000 | 25/02/2022 | Flat |
| 40 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ | £225,000 | 11/02/2022 | Flat |
| ST. LEONARDS COURT 8 HOUSE LANE, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY | £239,950 | 27/10/2021 | Flat |
| 64 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ | £240,000 | 15/10/2021 | Flat |

**Area average:** £253,060 (15 sales)

## Price vs local average

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

- **Local average:** £295,104 (23 Flat, AL4, 2024–2026)
- **Deviation:** -35.6%

## Rental Range

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

- **Low:** £1,738/mo
- **Realistic:** £1,931/mo
- **Optimistic:** £2,124/mo

## LHA (Local Housing Allowance)

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

## Rental Comparables

*Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.*

| Title | Rent | Beds | Distance | As seen on |
|------|------|------|------|------|
| 1 Bed End Terrace, St. Leonards Court, AL4 | £1,500/mo | 1 | 0.09 miles | OpenRent |

**Average rent: £1,500/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.79% (weak for cashflow)
- **Max investor price (0.8%):** £187,500
- **Target investor price (1%):** £150,000

*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 £1,500/mo).*

- **Gross yield:** 9.5%
- **Cost-to-rent:** 10.6×
- **Monthly cashflow:** £577/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 12.6%

*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).*

## Capital growth trend

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

- **10y growth:** -0.6%

## House Price Index (HM Land Registry)

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

- **1y growth (index):** -0.5%
- **5y growth (index):** 2.6%
- **10y growth (index):** 6.5%

## 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

Last sold

£187,500 Dec 2024

Local average

£295,104 (-35.6%)

Deprivation

Decile 7 (22,085 of 33,755)

Street crime

32 incidents within 1 mile (May 2026)

Key features

Private allocated parking
Luxury shower room
Stylish LED lighting
125 Year lease with 121 years remaining
Balance of 10 year build warranty
CCTV system
Living/bedroom area with countryside views
Kitchen area with granite work tops and integrated appliances

Additional details

Parking: Yes

Description

A recently converted top floor studio apartment with stunning countryside views within this converted development in the heart of historic Sandridge village. The village itself offers a local store, coffee shop and three pubs all set within miles of open countryside including Heartwood Forest. St Albans City centre with all its amenities including the mainline station, is just three miles distant.

Communal Entrance Hall Way - Stairs to first floor. Cupboards housing electric meters. Secure bike rack. Further door to communal garden.

Entrance Hallway - Double glazed window to front. Useful under stairs storage cupboard. Stairs to first floor. Doors to:

Living Area - Two double glazed windows to rear. Fitted carpet.

Kitchen Area - Fitted with a range of wall and base mounted units with Quartzstone worksurfaces over. Inset sink unit with swan neck mixer tap over. Stainless steel oven and ceramic hob with matching stainless steel chimney style extractor over. Built in microwave. Integrated fridge. Integrated washing machine. Laminate flooring. Low level lighting.

Shower Room - Glazed shower cubicle. Pedestal wash hand basin.

Wc - Low level WC and pedestal wash hand basin.

Storage Room - Useful storage cupboard.

Lease - 125 years with 117 years remaining.

Ground Rent - £200 per annum

Maintenance - £857 for the current year

Listed by

St Albans

Daniels

Reference: 150996704

EPC Rating & Upgrade Cost

Fetching EPC data… Refresh this page in a moment.

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Flat 7 Forest View - Floor plan.JPG

EPC Graphs

EE Rating

Price history

-6% since 2020

Event	Date	Price	% change
Sold	20/12/2024 (1 year ago)	£187,500	-6.3%
Sold	21/08/2020 (5 years ago)	£200,000	—

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
36 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ	£269,950	31/10/2025	Flat
15 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY	£228,000	03/10/2025	Flat
38 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ	£153,000	07/08/2025	Flat
FOREST VIEW, 35 2 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD	£270,000	17/10/2023	Flat
37 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ	£235,000	20/12/2022	Flat
16 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY	£280,000	09/12/2022	Flat
FOREST VIEW, 35 11 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD	£280,000	25/11/2022	Flat
24 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY	£245,000	28/09/2022	Flat
FOREST VIEW, 35 9 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD	£315,000	20/07/2022	Flat
FOREST VIEW, 35 8 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD	£280,000	29/04/2022	Flat
7 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY	£215,000	25/03/2022	Flat
FOREST VIEW, 35 4 HIGH STREET, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9DD	£320,000	25/02/2022	Flat
40 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ	£225,000	11/02/2022	Flat
ST. LEONARDS COURT 8 HOUSE LANE, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UY	£239,950	27/10/2021	Flat
64 ST LEONARDS COURT, SANDRIDGE, ST ALBANS, HERTFORDSHIRE, AL4 9UZ	£240,000	15/10/2021	Flat

Area average: £253,060 (15 sales)

Capital growth trend

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

10y growth -0.6%

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

1y (index) -0.5%

5y (index) 2.6%

10y (index) 6.5%

Rental Range

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

Low £1,738/mo

Realistic £1,931/mo

Optimistic £2,124/mo

Based on Local Authority from postcode lookup → St Albans.

LHA (30th percentile) floor for South West Herts: Apr 2025 – Mar 2026

Location

Map view View on Google Maps View on OpenStreetMap Street View AL4 9DD

Address

High Street

Nearby

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

Type	Name	Distance
Shop	Unknown	0.0 miles
Bus stop	Village Hall	0.1 miles
Bus stop	St Leonard's Church	0.1 miles
Shop	J T B Butchers	0.4 miles
Train station	St Albans City	2.3 miles
Train station	St Albans Abbey	2.9 miles
University	University of Hertfordshire	5.7 miles
University	Boltons Park Farm	7.0 miles
Hospital	Watford General Hospital	10.0 miles
Hospital	Luton and Dunstable Hospital	10.7 miles

Street-level crime

Category	Count
Violence and sexual offences	11
Anti-social behaviour	10
Vehicle crime	4
Other theft	2
Public order	2
Burglary	1
Possession of weapons	1
Shoplifting	1
Total incidents	32

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
Sandridge School	Primary	0.4 miles	Good — 24 Apr 2019
Sandringham School	Secondary	0.7 miles	Outstanding — 21 Mar 2024
Wheatfields Junior Mixed School	Primary	0.7 miles	Good — 7 Feb 2013
Wheatfields Infants' and Nursery School	Primary	0.7 miles	Outstanding — 8 Oct 2014
Skyswood Primary & Nursery School	Primary	0.9 miles	Outstanding — 12 Dec 2014

Rental Comparables

Residential lets from OpenRent and Rightmove for the area. Bedroom counts vary — use the Beds column to compare like-for-like lets. Student lets are excluded.

Title	Rent	Beds	Distance	As seen on
1 Bed End Terrace, St. Leonards Court, AL4	£1,500/mo	1	0.09 miles	OpenRent

Average rent: £1,500/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.79%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

Gross yield 9.5%

Cost-to-rent ratio 10.6×

Monthly cashflow £577/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 12.6%

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).

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