London · WD18 7DP · 1-bed
Rembrandt Way, Watford, Hertfordshire
© OpenStreetMap · click to open in maps
Asking price
£225,000
£447/sqft
Verdict
Worth a closer look — area data is mixed
What you could do with it
Estimated gross yields from current rental comps. Numbers are pre-cost — service, voids, mortgage, management still come off these.
Standard BTL
Best fit£1,375/mo
6.9% gross yield
Open-market tenant on a 12-month AST.
LHA / Section 8
£573/mo
2.9% gross yield
Council-paid tenant. Stable rent, longer tenancies, slight discount to market.
Council lease
£487/mo
2.4% gross yield
3–5 yr guaranteed-rent lease to a housing association. Hands-off.
Who is this for?
Quick read across the buyer personas. ✅ = good fit · ⚠ = workable with caveats · ❌ = look elsewhere.
Family home
Not the right shape for a family.
Standard BTL
6.9% gross — clears typical 5%+ break-even threshold.
Buy + rent later
Rents would more than cover BTL mortgage costs if life changes.
The numbers
England (SDLT) · 75% LTV mortgage at 5.5% over 25 years (capital repayment).
Stamp duty
First-time buyer
£0
Home mover
£0
2nd home / BTL
£11,250
Mortgage @ 75% LTV
- Loan
- £168,750
- Deposit
- £56,250
- Per month
- £1,036
Cash you'd need to walk in (deposit + investor SDLT, before legal/survey): £67,500
Should you pay this?
City-wide stats vary too much within the 1-bed homes segment to give you a confident £ comparison. A 1-bed home in a quieter postcode can sit £200k+ apart from one in a hot postcode just down the road.
Before bidding: walk the street, pull HM Land Registry sold prices for this postcode sector, and check what genuinely-similar homes have actually transacted at over the last 12 months.
What it'd rent for
£1,375/month6.88% gross yield
Based on 72,459 live rentals in London · 1-bed homes here average £1,227/mo.
Most landlords need 5%+ gross to break even after costs in this area, so this is a decent fallback if your plans shift.
Property features
- []
Loading nearby sold…
5-year price trend
Crime risk
Flood risk
Schools & Ofsted
No schools indexed yet for this postcode sector. The official sources below cover every UK postcode.
Catchments aren't published nationally; many schools use distance-from-school as the deciding factor. The links above give you the official data — only the local authority can confirm a specific year's catchment boundary.
Contains public sector information licensed under the Open Government Licence v3.0.
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