Sold STC Semi-detached

13 BOUNDARY ROAD

BISHOP'S STORTFORD, HERTFORDSHIRE CM23 5LE

3 beds 2 baths 1,195 sq ft Listed 7 Apr 2015 (-4092d)

£425,000

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# 3 bedroom semi-detached house for sale (CM23 5LE)

## Property Details

| Key | Value |
|-----|-------|
| Address | 13 BOUNDARY ROAD, BISHOP'S STORTFORD, HERTFORDSHIRE CM23 5LE |
| Price | £425,000 |
| Bedrooms | 3 |
| Bathrooms | 2 |
| Construction age | England and Wales: 1900-1929 |
| Floor area | 111 m² |
| Last sold | £400,000 Aug 2015 |

## EPC Rating & Upgrade Cost

- **Current rating:** D
- **Potential rating:** B
- **Expiry date:** 31/03/2025 — **EXPIRED** (no longer valid for marketing or letting)

### Recommendations
- A3 (2,700)
- Q (14,000)
- E (15)
- G (450)
- N (6,000)
- U (8,000)

[View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/0243-2879-6745-9805-2715)

## Description

A spacious three bedroom semi-detached 1920's family home that has been tastefully extended and undergone complete refurbishment by the current owners, located in a very convenient position close to the hospital, railway station, local schools and the town centre offering an excellent range of shops and restaurants. The well presented accommodation comprises entrance hall, spacious kitchen/lounge/dining room, sitting room, utility room and cloakroom, whilst upstairs there are two bedrooms and a family bathroom. To the second floor there is a further bedroom with an ensuite cloakroom. Outside to the front of the property is a shingle driveway affording off street parking for two vehicles, and to the rear of the property is a 100' south facing garden laid mainly to lawn with a patio area, decking area and timber fence surround. Additional features include gas central heating and double glazing throughout.

Property ref: 121_1769_3725771

## Property Photos

- ![Photo](/listings/photos/51561686/681980)
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- ![Photo](/listings/photos/51561686/681987)
- ![Photo](/listings/photos/51561686/681991)
- ![Photo](/listings/photos/51561686/681996)
- ![Photo](/listings/photos/51561686/681999)
- ![Photo](/listings/photos/51561686/682004)
- ![Photo](/listings/photos/51561686/682008)
- ![Photo](/listings/photos/51561686/682013)
- ![Photo](/listings/photos/51561686/682018)
- ![Photo](/listings/photos/51561686/682022)
- ![Photo](/listings/photos/51561686/682026)
- ![Photo](/listings/photos/51561686/682029)

## Floorplans

- ![Floorplan 1](/listings/photos/51561686/682034) - Floorplan 1

## EPC Graphs

- ![EER](/listings/photos/51561686/682040) - EER
- ![EIR](/listings/photos/51561686/682043) - EIR

## FENSA Certificates

This property has 2 FENSA certificate(s) on record.

### FENSA Certificate #12204670
- **Address:** 13 Boundary Road, BISHOP'S STORTFORD, CM23 5LE
- **Certificate Issued:** 20/02/2017
- **Work Completed:** 06/01/2017
- **Items:** 2 window(s)

### FENSA Certificate #14746693
- **Address:** 13 Boundary Road, BISHOP'S STORTFORD, CM23 5LE
- **Certificate Issued:** 22/08/2021
- **Work Completed:** 13/08/2021
- **Items:** 3 window(s)

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| 13 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £400,000 | 07/08/2015 | Semi-detached |

## Sold Comparables

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| CROSSWAYS, 1 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £658,000 | 27/03/2025 | Semi-detached |
| 2 PRYORS CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JX | £510,000 | 16/10/2023 | Semi-detached |
| 4 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE | £535,000 | 21/08/2023 | Semi-detached |
| 3 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR | £540,000 | 14/10/2022 | Semi-detached |
| 13 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR | £585,000 | 07/04/2022 | Semi-detached |
| 44 HALLINGBURY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LA | £595,000 | 25/03/2022 | Semi-detached |
| 15 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR | £520,000 | 02/02/2022 | Semi-detached |
| 30 SOUTH ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3JJ | £510,500 | 30/11/2021 | Semi-detached |

**Area average:** £556,688 (8 sales)

## Price vs local average

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

- **Local average:** £526,310 (31 Semi-detached, CM23, 2024–2026)
- **Deviation:** -19.2%

## Rental Range

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

- **Low:** £1,350/mo
- **Realistic:** £1,500/mo
- **Optimistic:** £1,650/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Harlow & Stortford (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £1,207/mo

## 1% Rule

- **Rent ratio:** 0.35% (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 Area rent estimate.*

## Price per Square Metre

- **£/m²:** £3,829/m²

## Capital growth trend

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

- **5y growth:** 4.8%
- **10y growth:** 14%

## House Price Index (HM Land Registry)

*Official index for East Hertfordshire; Semi-detached series; as of March 2026.*

- **1y growth (index):** 6.8%
- **5y growth (index):** 15.7%
- **10y growth (index):** 33.3%

## 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

111 m²

EPC rating

Year built

England and Wales: 1900-1929

Last sold

£400,000 Aug 2015

Price per m²

£3,829/m²

Local average

£526,310 (-19.2%)

Deprivation

Decile 9 (28,496 of 33,755)

Street crime

207 incidents within 1 mile (Apr 2026)

Additional details

Parking: Communal
Garden: Yes

Description

Listed by

Bishop's Stortford

Fordyce Furnivall

Reference: 51561686

EPC Rating & Upgrade Cost

This certificate expired on 31/03/2025. A new EPC may be required before the property can be marketed or let.

Current rating: D

Potential rating: B

Inspection date: 01/04/2015

Expiry date: 31/03/2025 (expired)

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

Recommendations

Room-in-roof insulation (2,700)
50 mm internal or external wall insulation (14,000)
Low energy lighting for all fixed outlets (15)
Upgrade heating controls (450)
Solar water heating (6,000)
Solar photovoltaic panels, 2.5 kWp (8,000)

View full EPC on gov.uk

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

EPC Graphs

EER

EIR

FENSA Certificates

This property has 2 FENSA certificate(s) on record, indicating window/door installations by FENSA-approved installers.

FENSA Certificate #12204670

Property Details

Street: 13 Boundary Road

Town: BISHOP'S STORTFORD

Postcode: CM23 5LE

Installation Details

Items: 2 windows

Certificate Issued: 20/02/2017

Work Completed: 06/01/2017

This certificate data was retrieved from FENSA's database

FENSA Certificate #14746693 Recent

Property Details

Street: 13 Boundary Road

Town: BISHOP'S STORTFORD

Postcode: CM23 5LE

Installation Details

Items: 3 windows

Certificate Issued: 22/08/2021

Work Completed: 13/08/2021

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	07/08/2015 (10 years ago)	£400,000	—

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
CROSSWAYS, 1 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE	£658,000	27/03/2025	Semi-detached
2 PRYORS CLOSE, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5JX	£510,000	16/10/2023	Semi-detached
4 BOUNDARY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LE	£535,000	21/08/2023	Semi-detached
3 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR	£540,000	14/10/2022	Semi-detached
13 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR	£585,000	07/04/2022	Semi-detached
44 HALLINGBURY ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 5LA	£595,000	25/03/2022	Semi-detached
15 SOUTHMILL ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3FR	£520,000	02/02/2022	Semi-detached
30 SOUTH ROAD, BISHOP'S STORTFORD, EAST HERTFORDSHIRE, HERTFORDSHIRE, CM23 3JJ	£510,500	30/11/2021	Semi-detached

Area average: £556,688 (8 sales)

Capital growth trend

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

5y growth 4.8%

10y growth 14%

House Price Index (HM Land Registry — official index, not sold-price averages): East Hertfordshire. Series: Semi-detached. As of March 2026.

1y (index) 6.8%

5y (index) 15.7%

10y (index) 33.3%

Rental Range

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

Low £1,350/mo

Realistic £1,500/mo

Optimistic £1,650/mo

Based on Local Authority from postcode lookup → East Hertfordshire.

LHA (30th percentile) floor for Harlow & Stortford: £1,207/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View CM23 5LE

Nearby

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

Type	Name	Distance
Bus stop	Beldams Lane	0.1 miles
Shop	Little Waitrose	0.2 miles
Shop	Bakers Bikes	0.2 miles
Train station	Bishop's Stortford	0.3 miles
Train station	Stansted Mountfitchet	3.0 miles
Hospital	Jacob's Neuro Centre	4.0 miles
Hospital	Saffron Walden Community Hospital (no A&E)	11.9 miles

Street-level crime

Category	Count
Violence and sexual offences	70
Anti-social behaviour	47
Shoplifting	34
Burglary	12
Criminal damage and arson	12
Vehicle crime	9
Other theft	8
Drugs	4
Public order	4
Theft from the person	3
Possession of weapons	2
Bicycle theft	1
Robbery	1
Total incidents	207

Within 1 mile during Apr 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
Thorn Grove Primary School	Primary	0.3 miles	Good — 9 Jun 2019
The Hertfordshire & Essex High School and Science College	Secondary	0.4 miles	Outstanding — 14 Jan 2024
The Bishop's Stortford High School	Secondary	0.5 miles	Outstanding — 16 May 2017
Thorley Hill Primary School	Primary	0.5 miles	Good — 27 Sep 2014
Hockerill Anglo-European College	Secondary	0.6 miles	Good — 19 Apr 2023

Rental Comparables

Rental listings exist nearby, but none matched the 3-bedroom count for this property.

Rent-driven metrics

Based on Area rent estimate.

Rent ratio 0.35%

Max investor price (0.8%) £187,500

Target investor price (1%) £150,000

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).