Sold STC House

8

RIVERSIDE COURT, RIVERSIDE ROAD, ST ALBANS, HERTFORDSHIRE AL1 1ST

1 beds 1 baths 409 sq ft Listed 12 Jul 2025 (-385d)

£315,000

Guide Price

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# 1 bedroom house for sale (AL1 1ST)

## Property Details

| Key | Value |
|-----|-------|
| Address | 8, RIVERSIDE COURT, RIVERSIDE ROAD, ST ALBANS, HERTFORDSHIRE AL1 1ST |
| Price | £315,000 |
| Bedrooms | 1 |
| Bathrooms | 1 |
| Council tax | C |
| Construction age | England and Wales: 1976-1982 |
| Floor area | 38 m² |
| Last sold | £300,000 Oct 2025 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 26/02/2028
- **Current heating cost:** £372/year
- **Est. upgrade cost to C:** £25,073

### Recommendations
- B (£500 - £1,500)
- W2 (£4,000 - £6,000)
- C (£15 - £30)
- E (£50)
- I (£2,200 - £3,000)
- N (£4,000 - £6,000)
- O (£3,300 - £6,500)
- U (£5,000 - £8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8968-7822-5830-8673-6922)

## Description

The accommodation is arranged over two floors and offers bright, comfortable living. A part-glazed front door opens into the lounge diner, which features wood-effect flooring, a front-facing window, stairs to the first floor, and a door leading into the fitted kitchen. The kitchen is equipped with a range of wall and base units, space for appliances, a large understairs cupboard, a side window, and a wall-mounted gas boiler.

Upstairs, the landing provides access to the loft and leads to a spacious double bedroom with a window to the front and a generous built-in storage cupboard. The bathroom includes a bath with shower screen, wash hand basin, low level WC, part tiled walls, and a side window.

Outside, the property benefits from mature communal gardens and lovely views over the Watercress Nature Reserve.

Further features include an allocated parking space and a freehold title, offering long-term security. This charming home is well suited to first-time buyers, downsizers, or investors seeking a low-maintenance property in a desirable and well-connected location.

**Accommodation** -

**Lounge/Dining Room** - 2.67m x 3.89m (8'9 x 12'9) -

**Kitchen** - 1.96m x 2.79m (6'5 x 9'2) -

**First Floor** -

**Bedroom** - 2.84m x 3.89m (9'4 x 12'9) -

**Bathroom** -

**Outside** -

**Communal Gardens** -

**Store Cupboard** -

**Parking** -

## Property Photos

- ![Front](/listings/photos/164432912/1630594) - Front
- ![Lounge/Dining Room](/listings/photos/164432912/1630595) - Lounge/Dining Room
- ![Lounge/Dining Room](/listings/photos/164432912/1630596) - Lounge/Dining Room
- ![Lounge/Dining Room](/listings/photos/164432912/1630597) - Lounge/Dining Room
- ![Kitchen](/listings/photos/164432912/1630598) - Kitchen
- ![Kitchen](/listings/photos/164432912/1630599) - Kitchen
- ![Bathroom](/listings/photos/164432912/1630600) - Bathroom
- ![Bedroom](/listings/photos/164432912/1630601) - Bedroom
- ![Bedroom](/listings/photos/164432912/1630602) - Bedroom
- ![Bedroom](/listings/photos/164432912/1630603) - Bedroom
- ![Communal Garden](/listings/photos/164432912/1630604) - Communal Garden
- ![Communal Garden](/listings/photos/164432912/1630605) - Communal Garden
- ![Communal Garden](/listings/photos/164432912/1630606) - Communal Garden
- ![Front](/listings/photos/164432912/1630607) - Front

## Floorplans

- ![8-Riverside-Court-all-floors.jpg](/listings/photos/164432912/1630608) - 8-Riverside-Court-all-floors.jpg

## EPC Graphs

- ![EE Rating](/listings/photos/164432912/1630609) - EE Rating

## FENSA Certificates

This property has 1 FENSA certificate(s) on record.

### FENSA Certificate #10738489
- **Address:** 8 Riverside Court, Riverside Road, AL1 1ST
- **Certificate Issued:** 29/12/2014
- **Work Completed:** 12/12/2014
- **Items:** 2 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| RIVERSIDE COURT 8 RIVERSIDE ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1ST | £300,000 | 30/10/2025 | 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 |
|---------|-------|------|------|
| [Same street] RIVERSIDE COURT 5 RIVERSIDE ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1ST | £335,000 | 09/03/2022 | Terraced |
| SIDINGS ORIENT CLOSE, ST ALBANS, HERTFORDSHIRE, AL1 1AJ | £605,000 | 30/09/2021 | Other |

**Street average:** £335,000 (1 sale)
**Area average:** £605,000 (1 sale)

## Price vs local average

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

- **Local average:** £576,000 (8 Other, AL1, 2024–2026)
- **Deviation:** -45.3%

## 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 Bedford (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £648/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 |
|------|------|------|------|------|
| 1 Bed Flat, Abbott House, AL1 | £2,600/mo | 1 | 0.51 miles | OpenRent |

**Average rent: £2,600/mo (1 listing)**

## 1% Rule

- **Rent ratio:** 0.83% (okay)
- **Max investor price (0.8%):** £325,000
- **Target investor price (1%):** £260,000

*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 £2,600/mo).*

- **Gross yield:** 9.9%
- **Cost-to-rent:** 10.1×
- **Monthly cashflow:** £1,074/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term)
- **Cash-on-cash ROI:** 14.1%

*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:** £8,289/m²

## Capital growth trend

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

- **5y growth:** -88.3%
- **10y growth:** -15.2%

## House Price Index (HM Land Registry)

*Official index for St Albans; All dwelling types series; as of April 2026.*

- **1y growth (index):** 1.7%
- **5y growth (index):** 12.5%
- **10y growth (index):** 19%

## 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)

Front Lounge/Dining Room Lounge/Dining Room Lounge/Dining Room Kitchen Kitchen Bathroom Bedroom Bedroom Bedroom Communal Garden Communal Garden Communal Garden Front

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Property details

Tenure

FREEHOLD

Floor area

38 m²

Council tax band

EPC rating

Year built

England and Wales: 1976-1982

Last sold

£300,000 Oct 2025

Price per m²

£8,289/m²

Local average

£576,000 (-45.3%)

Deprivation

Decile 10 (32,707 of 33,755)

Street crime

359 incidents within 1 mile (May 2026)

Key features

One Bedroom House
Chain Free
Freehold
Parking
Close to Watercress Nature Reserve
Scope to Update

Additional details

Parking: Yes

Description

This well-presented one double bedroom freehold house is quietly positioned in a peaceful cul-de-sac, just a short walk from the mainline station to St Pancras International, St Albans vibrant city centre, the Alban Way, and nearby green open spaces.

The accommodation is arranged over two floors and offers bright, comfortable living. A part-glazed front door opens into the lounge diner, which features wood-effect flooring, a front-facing window, stairs to the first floor, and a door leading into the fitted kitchen. The kitchen is equipped with a range of wall and base units, space for appliances, a large understairs cupboard, a side window, and a wall-mounted gas boiler.

Upstairs, the landing provides access to the loft and leads to a spacious double bedroom with a window to the front and a generous built-in storage cupboard. The bathroom includes a bath with shower screen, wash hand basin, low level WC, part tiled walls, and a side window.

Outside, the property benefits from mature communal gardens and lovely views over the Watercress Nature Reserve.

Further features include an allocated parking space and a freehold title, offering long-term security. This charming home is well suited to first-time buyers, downsizers, or investors seeking a low-maintenance property in a desirable and well-connected location.

Accommodation -

Lounge/Dining Room - 2.67m x 3.89m (8'9 x 12'9) -

Kitchen - 1.96m x 2.79m (6'5 x 9'2) -

First Floor -

Bedroom - 2.84m x 3.89m (9'4 x 12'9) -

Bathroom -

Outside -

Communal Gardens -

Store Cupboard -

Parking -

Listed by

St Albans

Paul Barker Estate Agents

Reference: 164432912

EPC Rating & Upgrade Cost

Current rating: D

Potential rating: B

Inspection date: 27/02/2018

Expiry date: 26/02/2028

Current heating cost: £372/year

Potential heating cost: £258/year

Est. upgrade cost to C: £25,073

EPC D or below may face future regulation risk. Upgrading to C could improve long-term ROI.

Recommendations

Cavity wall insulation (£500 - £1,500)
Floor insulation (solid floor) (£4,000 - £6,000)
Add additional 80 mm jacket to hot water cylinder (£15 - £30)
Low energy lighting for all fixed outlets (£50)
Replace boiler with new condensing boiler (£2,200 - £3,000)
Solar water heating (£4,000 - £6,000)
Replace single glazed windows with low-E double glazing (£3,300 - £6,500)
Solar photovoltaic panels, 2.5 kWp (£5,000 - £8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

8-Riverside-Court-all-floors.jpg

EPC Graphs

EE Rating

FENSA Certificates

This property has 1 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #10738489

Property Details

Street: 8 Riverside Court

Town: Riverside Road

Postcode: AL1 1ST

Installation Details

Items: 2 windows

Certificate Issued: 29/12/2014

Work Completed: 12/12/2014

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

Event	Date	Price	% change
Sold	30/10/2025 (9 months ago)	£300,000	—

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
Same street RIVERSIDE COURT 5 RIVERSIDE ROAD, ST ALBANS, HERTFORDSHIRE, AL1 1ST	£335,000	09/03/2022	Terraced
SIDINGS ORIENT CLOSE, ST ALBANS, HERTFORDSHIRE, AL1 1AJ	£605,000	30/09/2021	Other

Street average: £335,000 (1 sale)

Area average: £605,000 (1 sale)

Capital growth trend

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

5y growth -88.3%

10y growth -15.2%

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

1y (index) 1.7%

5y (index) 12.5%

10y (index) 19%

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 Bedford: £648/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View AL1 1ST

Address

Riverside Court

Nearby

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

Type	Name	Distance
Bus stop	Grosvenor Road	0.2 miles
Bus stop	Cottonmill Crescent	0.2 miles
Shop	Old London Road Garage	0.2 miles
Shop	Stapletons Tyre Centre	0.2 miles
Train station	St Albans City	0.5 miles
Train station	St Albans Abbey	0.5 miles
University	Unknown	4.0 miles
University	University of Hertfordshire	6.8 miles
Hospital	Watford General Hospital	7.3 miles
Hospital	Priory Hospital	12.0 miles

Street-level crime

Category	Count
Anti-social behaviour	112
Violence and sexual offences	91
Shoplifting	30
Other theft	21
Vehicle crime	21
Drugs	19
Public order	16
Burglary	14
Criminal damage and arson	12
Robbery	6
Bicycle theft	5
Other crime	5
Theft from the person	4
Possession of weapons	3
Total incidents	359

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
St Peter's School	Primary	0.2 miles	Good — 5 Sep 2014
St Albans Independent College	Other	0.3 miles	Good — 30 Apr 2024
The Abbey Church of England Voluntary Aided Primary School, St Albans	Primary	0.5 miles	Good — 22 Oct 2019
Loreto College	Secondary	0.6 miles	— (Inspected (no overall grade))
St Alban & St Stephen Catholic Primary School & Nursery	Primary	0.6 miles	Good — 10 Dec 2023

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
1 Bed Flat, Abbott House, AL1	£2,600/mo	1	0.51 miles	OpenRent

Average rent: £2,600/mo (1 listing)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.83%

Max investor price (0.8%) £325,000

Target investor price (1%) £260,000

Gross yield 9.9%

Cost-to-rent ratio 10.1×

Monthly cashflow £1,074/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 14.1%

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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