Sold STC Retirement Property

Flat 21

MAGDALENE COURT, 2, ROYSTON ROAD, BALDOCK, HERTFORDSHIRE SG7 6PF

2 beds 1 baths 743 sq ft Listed 18 Apr 2017 (-3345d)

£249,950

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# 2 bedroom retirement property for sale (SG7 6PF)

## Property Details

| Key | Value |
|-----|-------|
| Address | FLAT 21, MAGDALENE COURT, 2, ROYSTON ROAD, BALDOCK, HERTFORDSHIRE SG7 6PF |
| Price | £249,950 |
| Bedrooms | 2 |
| Bathrooms | 1 |
| Construction age | England and Wales: 2003-2006 |
| Floor area | 69 m² |
| Last sold | £235,000 Apr 2023 |

## Description

A large first floor retirement apartment, situated in the town centre of Baldock. Comprising modern fitted kitchen, 26ft lounge/diner, two double bedrooms and lovely bathroom, landscaped communal gardens and secure residents car park. Being sold chain free.

Property ref: 121_304_4318749

## Property Photos

- ![Photo](/listings/photos/65833847/234372)
- ![Photo](/listings/photos/65833847/234375)
- ![Photo](/listings/photos/65833847/234378)
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- ![Photo](/listings/photos/65833847/234384)
- ![Photo](/listings/photos/65833847/234386)
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- ![Photo](/listings/photos/65833847/234395)
- ![Photo](/listings/photos/65833847/234396)
- ![Photo](/listings/photos/65833847/234398)
- ![Photo](/listings/photos/65833847/234400)

## Floorplans

- ![Floorplan 1](/listings/photos/65833847/234402) - Floorplan 1

## Sales History

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

| Address | Price | Date | Type |
|---------|-------|------|------|
| MAGDALENE COURT, 2 FLAT 21 ROYSTON ROAD, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6PF | £235,000 | 18/04/2023 | Flat |
| MAGDALENE COURT, 2 FLAT 21 ROYSTON ROAD, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6PF | £242,500 | 29/09/2017 | 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 |
|---------|-------|------|------|
| 19A WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QB | £415,000 | 31/10/2022 | Other |
| 18 WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QN | £120,000 | 14/10/2021 | Other |

**Area average:** £267,500 (2 sales)

## Price vs local average

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

- **Local average:** £694,271 (6 Other, SG7, 2024–2026)
- **Deviation:** -64%

## Rental Range

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

- **Low:** £1,274/mo
- **Realistic:** £1,415/mo
- **Optimistic:** £1,557/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Stevenage & North Herts (Apr 2025 – Mar 2026).*

- **LHA floor (this property size):** £972/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, Pryors Court, SG7 | £1,350/mo | 2 | 0.06 miles | OpenRent |
| 2 Bed Flat, Hitchin Street, SG7 | £1,350/mo | 2 | 0.24 miles | OpenRent |
| 2 Bed Terraced House, Clothall Road, SG7 | £1,400/mo | 2 | 0.4 miles | OpenRent |
| 2 Bed Flat, Kristiansand Way, SG6 | £1,250/mo | 2 | 0.94 miles | OpenRent |

**Average rent: £1,338/mo (4 listings)**

## 1% Rule

- **Rent ratio:** 0.54% (weak for cashflow)
- **Max investor price (0.8%):** £168,750
- **Target investor price (1%):** £135,000

*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 £1,350/mo).*

- **Gross yield:** 6.5%
- **Cost-to-rent:** 15.4×
- **Monthly cashflow:** £206/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:** £3,622/m²

## House Price Index (HM Land Registry)

*Official index for North Hertfordshire; All dwelling types series; as of March 2026.*

- **1y growth (index):** -0.6%
- **5y growth (index):** 13%
- **10y growth (index):** 29.5%

## 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

69 m²

Year built

England and Wales: 2003-2006

Last sold

£235,000 Apr 2023

Price per m²

£3,622/m²

Local average

£694,271 (-64%)

Deprivation

Decile 10 (33,634 of 33,755)

Street crime

75 incidents within 1 mile (Apr 2026)

Key features

Situated in the heart of town
Located on the first floor
Modern kitchen with integrated appliances
Elegant 26ft lounge/diner
Juliet style balcony
Two double bedrooms with built-in wardrobes
Lovely fitted bathroom with large walk-in shower
Private landscaped garden
Secure residents car park
Being sold chain free

Additional details

Parking: Yes
Garden: Yes

Description

Listed by

Baldock

Satchells Estate Agents

Reference: 65833847

EPC ratings on this postcode

We don't have a matched EPC for this property yet. Below are efficiency scores and details for other addresses on this postcode.

Address	Current	Potential	Floor area	Age band	Type
FLAT 10, MAGDALENE COURT, ROYSTON ROAD, BALDOCK	71	73	64 m²	England and Wales: 2003-2006	Flat
Flat 12, Magdalene Court, 2 Royston Road, BALDOCK	81	82	73 m²	England and Wales: 2003-2006	Flat
Flat 14, Magdalene Court, 2 Royston Road, BALDOCK	82	84	70 m²	England and Wales: 2003-2006	Flat
Flat 16, Magdalene Court, 2 Royston Road, BALDOCK	78	79	64 m²	England and Wales: 2003-2006	Flat
Flat 17 Magdalene Court, 2, Royston Road, BALDOCK	81	83	47 m²	England and Wales: 2003-2006	Flat
Flat 19 Magdalene Court, 2, Royston Road, BALDOCK	86	87	48 m²	England and Wales: 2003-2006	Flat
Flat 19, Magdalene Court, 2 Royston Road, BALDOCK	86	88	47 m²	England and Wales: 2003-2006	Flat
Flat 21 Magdalene Court, 2, Royston Road, BALDOCK	76	80	69 m²	England and Wales: 2003-2006	Flat
Flat 22, Magdalene Court, 2 Royston Road, BALDOCK	84	85	69 m²	England and Wales: 1996-2002	Flat
Flat 23 Magdalene Court, 2, Royston Road, BALDOCK	84	86	67 m²	England and Wales: 2003-2006	Flat
Flat 25, Magdalene Court, 2 Royston Road, BALDOCK	85	86	47 m²	England and Wales: 2003-2006	Flat
Flat 26, Magdalene Court, 2 Royston Road, BALDOCK	82	85	68 m²	England and Wales: 2003-2006	Flat
Flat 29 Magdalene Court, 2, Royston Road, BALDOCK	78	83	53 m²	England and Wales: 1991-1995	Flat
Flat 3 Magdalene Court, 2, Royston Road, BALDOCK	79	82	68 m²	England and Wales: 2003-2006	Flat
Flat 30, Magdalene Court, 2 Royston Road, BALDOCK	85	86	73 m²	England and Wales: 2003-2006	Flat

Flood risk

Zone: 1

Risk: Low

Job (default Low)

Floorplans

Floorplan 1

Price history

-3% since 2017

Event	Date	Price	% change
Sold	18/04/2023 (3 years ago)	£235,000	-3.1%
Sold	29/09/2017 (8 years ago)	£242,500	—

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
19A WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QB	£415,000	31/10/2022	Other
18 WHITEHORSE STREET, BALDOCK, NORTH HERTFORDSHIRE, HERTFORDSHIRE, SG7 6QN	£120,000	14/10/2021	Other

Area average: £267,500 (2 sales)

Capital growth trend

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

1y (index) -0.6%

5y (index) 13%

10y (index) 29.5%

Rental Range

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

Low £1,274/mo

Realistic £1,415/mo

Optimistic £1,557/mo

Based on Local Authority from postcode lookup → North Hertfordshire.

LHA (30th percentile) floor for Stevenage & North Herts: £972/mo (Apr 2025 – Mar 2026)

Location

Map view View on Google Maps View on OpenStreetMap Street View SG7 6PF

Address

Royston Road

Nearby

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

Type	Name	Distance
Bus stop	Baldock Railway Station	0.1 miles
Shop	WHSmith Local	0.1 miles
Shop	Unknown	0.1 miles
Train station	Baldock	0.1 miles
Train station	Letchworth Garden City	2.0 miles
Hospital	Pinehill Hospital	4.4 miles
Hospital	Wymondley Nursing Home	4.5 miles
University	University of Bedfordshire	9.6 miles
University	University of Bedfordshire : Putteridge Bury Campus	9.8 miles

Street-level crime

Category	Count
Violence and sexual offences	23
Anti-social behaviour	13
Vehicle crime	12
Criminal damage and arson	10
Burglary	6
Other theft	4
Drugs	3
Public order	2
Other crime	1
Robbery	1
Total incidents	75

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
Hartsfield Junior Mixed and Infant School	Primary	0.2 miles	Good — 22 Aug 2016
The Knights Templar School	Secondary	0.3 miles	Good — 7 Nov 2012
Brandles School	Other	0.5 miles	Good — 11 Jul 2024
St John Roman Catholic Primary School	Primary	0.6 miles	Good — 21 Dec 2012
Weston Way Nursery School	Nursery	0.7 miles	Outstanding — 8 May 2024

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, Pryors Court, SG7	£1,350/mo	2	0.06 miles	OpenRent
2 Bed Flat, Hitchin Street, SG7	£1,350/mo	2	0.24 miles	OpenRent
2 Bed Terraced House, Clothall Road, SG7	£1,400/mo	2	0.4 miles	OpenRent
2 Bed Flat, Kristiansand Way, SG6	£1,250/mo	2	0.94 miles	OpenRent

Average rent: £1,338/mo (4 listings)

Rent-driven metrics

Based on OpenRent comparables.

Rent ratio 0.54%

Max investor price (0.8%) £168,750

Target investor price (1%) £135,000

Gross yield 6.5%

Cost-to-rent ratio 15.4×

Monthly cashflow £206/mo 75% LTV, 3.95% APR (5yr fixed), 25yr term

Cash-on-cash ROI 3.4%

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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