# 3 bedroom terraced house for sale (EN8 8AN) ## Property Details | Key | Value | |-----|-------| | Address | 12 LEVEN DRIVE, WALTHAM CROSS, HERTFORDSHIRE EN8 8AN | | Price | £425,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Last sold | £430,000 Dec 2025 | ## Description Roberto & Co are delighted to present this well-maintained three-bedroom terraced home on the ever-popular Leven Drive, ideally positioned within easy reach of Waltham Cross town centre, excellent transport links and a wealth of local amenities. Offering generous internal space and a substantial rear garden, this property also holds exciting potential to extend (STPP), making it an ideal opportunity for first-time buyers, families, or investors. The ground floor comprises a bright and spacious front-facing reception room, perfect for relaxing or entertaining. At the rear, the fitted kitchen is equipped with integrated appliances and a tiled floor, with direct access to the garden. The kitchen opens into a second reception/dining room, creating a practical family space that's ideal for mealtimes or entertaining. This dining room also connects back into the front reception room, creating a natural circular flow throughout the ground floor, enhancing both function and comfort. Upstairs, the property offers three well-proportioned bedrooms, including two comfortable doubles and a generous single. A fully tiled three-piece family bathroom completes the first floor. The layout is practical, balanced, and ready for a new owner to add their own style. Externally, the home features a fully paved front garden and a large, private 70-foot rear garden with side access. The garden includes a spacious patio with a brick-built shed, leading onto a lawn with a further shed at the rear. There is excellent scope for a rear extension and loft conversion (subject to planning permission), offering great potential to grow with the home over time. Leven Drive is just a short walk from both Waltham Cross Station and Theobalds Grove Station, providing direct services to London Liverpool Street, Tottenham Hale, and Stratford. For drivers, Junction 25 of the M25 is only minutes away, offering excellent access to London and beyond. Waltham Cross is currently undergoing a major £14 million regeneration as part of a government-backed transformation of the town centre. Set for completion in 2025, this programme will deliver upgraded public spaces, improved pedestrian and cycling infrastructure, a new Community Skills Hub and sustainable landscaping, enhancing the area's appeal for residents and investors alike. With The Pavilions Shopping Centre, local schools, parks, supermarkets, and eateries all nearby, this is a fantastic opportunity to secure a home in a well-connected and fast-improving location. To arrange a viewing, contact Roberto & Co today. ## Property Photos - ![Photo 15](/listings/photos/163448141/284319) - Photo 15 - ![Photo 18](/listings/photos/163448141/284320) - Photo 18 - ![Photo 17](/listings/photos/163448141/284321) - Photo 17 - ![Photo 19](/listings/photos/163448141/284322) - Photo 19 - ![Photo 14](/listings/photos/163448141/284323) - Photo 14 - ![Photo 8](/listings/photos/163448141/284324) - Photo 8 - ![Photo 10](/listings/photos/163448141/284325) - Photo 10 - ![Photo 16](/listings/photos/163448141/284326) - Photo 16 - ![Photo 7](/listings/photos/163448141/284327) - Photo 7 - ![Photo 6](/listings/photos/163448141/284328) - Photo 6 - ![Photo 5](/listings/photos/163448141/284329) - Photo 5 - ![Photo 4](/listings/photos/163448141/284330) - Photo 4 - ![Photo 1](/listings/photos/163448141/284331) - Photo 1 - ![Photo 9](/listings/photos/163448141/284332) - Photo 9 - ![Photo 2](/listings/photos/163448141/284333) - Photo 2 - ![Photo 3](/listings/photos/163448141/284334) - Photo 3 - ![Photo 11](/listings/photos/163448141/284335) - Photo 11 - ![Photo 12](/listings/photos/163448141/284336) - Photo 12 - ![Photo 13](/listings/photos/163448141/284337) - Photo 13 - ![Photo 3](/listings/photos/163448141/284338) - Photo 3 - ![Photo 20](/listings/photos/163448141/284339) - Photo 20 ## Floorplans - ![Floor Plan 1](/listings/photos/163448141/284340) - Floor Plan 1 ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 12 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AN | £430,000 | 05/12/2025 | 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 | |---------|-------|------|------| | 62 HEDWORTH AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AR | £280,000 | 28/07/2025 | Terraced | | 59 BERKLEY AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DN | £400,000 | 22/07/2025 | Terraced | | 75 HEDWORTH AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AR | £350,000 | 22/09/2023 | Terraced | | [Same street] 18 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AN | £410,000 | 26/05/2023 | Terraced | | 61 PARK LANE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AD | £350,000 | 24/05/2023 | Terraced | | 28 HEDWORTH AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AP | £405,000 | 05/04/2023 | Terraced | | 19 PARK LANE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AB | £300,000 | 24/03/2023 | Terraced | | 71 BERKLEY AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DN | £480,000 | 27/10/2022 | Terraced | | 51 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AL | £435,000 | 30/09/2022 | Terraced | | 10 CURTIS CLOSE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8FE | £375,000 | 15/09/2022 | Terraced | | [Same street] 4 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AN | £315,000 | 25/08/2022 | Flat | | [Same street] 20 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AN | £380,000 | 12/08/2022 | Terraced | | 4 BRUCE WAY, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AJ | £450,000 | 29/07/2022 | Terraced | | 40 HURST DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DQ | £440,000 | 24/06/2022 | Terraced | | 93 PARK LANE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AD | £405,000 | 17/06/2022 | Terraced | | [Same street] 2 LEVEN DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AN | £240,000 | 01/06/2022 | Flat | | 25 PARK ROAD, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AG | £315,000 | 18/03/2022 | Terraced | | 8 DUMBARTON AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8BY | £465,000 | 31/01/2022 | Terraced | | 91 PARK LANE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AD | £362,000 | 17/01/2022 | Terraced | | 63 BERKLEY AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DN | £409,995 | 10/01/2022 | Terraced | | 8 PARK ROAD, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AG | £320,000 | 07/01/2022 | Terraced | | 68 BERKLEY AVENUE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DW | £435,000 | 19/11/2021 | Terraced | | 71 HURST DRIVE, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8DH | £405,000 | 11/10/2021 | Terraced | | 21 PARK ROAD, WALTHAM CROSS, BROXBOURNE, HERTFORDSHIRE, EN8 8AG | £295,000 | 29/09/2021 | Terraced | **Street average:** £336,250 (4 sales) **Area average:** £383,850 (20 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £424,167 (39 Terraced, EN8, 2024–2026) - **Deviation:** +0.2% ## Rental Range *ONS Price Index of Private Rents (Broxbourne). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,483/mo - **Realistic:** £1,648/mo - **Optimistic:** £1,813/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for South East Herts (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,366/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 | |------|------|------|------|------| | 3 Bed Detached House, Edinburgh Crescent, EN8 | £2,550/mo | 3 | 0.32 miles | OpenRent | | 3 Bed Terraced House, York Road, EN8 | £2,200/mo | 3 | 0.44 miles | OpenRent | | 3 Bed Terraced House, Holly Road, EN3 | £2,400/mo | 3 | 0.71 miles | OpenRent | **Average rent: £2,383/mo (3 listings)** ## 1% Rule - **Rent ratio:** 0.56% (weak for cashflow) - **Max investor price (0.8%):** £300,000 - **Target investor price (1%):** £240,000 *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 £2,400/mo).* - **Gross yield:** 6.8% - **Cost-to-rent:** 14.8× - **Monthly cashflow:** £461/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** 4.5% *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.* - **5y growth:** 9.8% - **10y growth:** 24.6% ## House Price Index (HM Land Registry) *Official index for Broxbourne; Terraced series; as of March 2026.* - **1y growth (index):** 4.3% - **5y growth (index):** 15% - **10y growth (index):** 29.9% ## 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)