# 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 |
| Floor area | 60 m² |
| Last sold | £187,500 Dec 2024 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** D
- **Expiry date:** 05/07/2027
- **Current heating cost:** £510/year

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8443-7733-5710-7256-5902)

## 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

## 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/150996704/1338347)
- ![Photo](/listings/photos/150996704/1338348)
- ![Photo](/listings/photos/150996704/1338349)
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- ![Photo](/listings/photos/150996704/1338352)
- ![Photo](/listings/photos/150996704/1338353)
- ![Photo](/listings/photos/150996704/1338354)

## 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).*

## Price per Square Metre

- **£/m²:** £3,167/m²

## 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)