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2 bed flat for sale Water Lane, Watford, WD17

Asking price

£400,000

Added on 16/09/2026

Type: Flat
Bedrooms: 2
Bathrooms: 2
Size: £496 per sq ft
Tenure: Leasehold

EPC B 81

Key features

CENTRAL WATFORD LOCATION
3RD FLOOR APARTMENT
MODERN INTERIOR THROUGHOUT
OPEN PLAN RECEPTION ROOM
MODERN INTEGRATED KITCHEN & SEPARATE UTILITY CUPBOARD
TWO DOUBLE BEDROOMS
FAMILY BATHROOM & EN-SUITE
ALLOCATED PARKING

About this property

Connells are delighted to present this immaculately presented third-floor penthouse apartment, ideally located in the heart of Central Watford. Stylishly finished throughout, the property offers contemporary living with a spacious open-plan reception area incorporating a modern, fully integrated kitchen, two well-proportioned double bedrooms, and a sleek modern bathroom suite.

Floorplan

Energy performance

B 81

Current

Potential

92+

81-91

81 B

69-80

55-68

39-54

21-38

1-20

This home is rated band B, scoring 81 out of 100. The average British home is band D.

Read from the certificate published with this listing, so it may not be the latest one. Check the government EPC register for the full certificate and its recommendations.

Council tax

Ask agent

Per year

Band A

£1,604
Band B

£1,871
Band C

£2,139
Band D

£2,406
Band E

£2,940
Band F

£3,475
Band G

£4,010
Band H

£4,812

The agent hasn't said which band this home is in; you can look it up on GOV.UK. In Hertsmere, 2026/27 bills run from £1,604 a year in band A to £4,812 in band H.

Figures from MHCLG (Open Government Licence v3): the average bill for each band across Hertsmere, including the typical parish precept, so a parish's own bill can differ a little. Discounts lower the bill, such as 25% off for an adult living alone.

Price guide

100 comparables · within 1.2 miles

Priced above 83% of the 2-bed flats for sale nearby right now.

This home, £400,000 Median £325,000 · £254,500 – £416,000

Per square foot (approx.)

£496 9% over

2-bed flats nearby £455

Against sold prices

5% under

WD17 sold median £520 / sq ft, 535 sales

Compared with 100 2-bed flats for sale within 1.2 miles, on the market now or already under offer. The range is the middle 80% of their asking prices. Sold prices are HM Land Registry sales in WD17 over the last 24 months, per square foot of EPC floor area. All sold £/sq ft in WD17 →

Location

Water Lane, Watford, WD17

Open map Street View

Mortgage and stamp duty

Property price £400,000

£200k £600k

Deposit10% £40,000

£0 £400k

Interest rate 4.5%

0.5% 15%

Repayment period 25 years

5 years 40 years

A £360,000 mortgage. Most lenders would want a household income of about £80,000 to support it.

A guide only, for a capital repayment mortgage. The rate you are offered and what you can borrow depend on your circumstances and a full application with a lender or broker. Your home may be repossessed if you do not keep up repayments on your mortgage.

Properties sold nearby

HM Land Registry sales nearby. Floor areas from Energy Performance Certificates where matched.

Address	Type	Sold	Size	Size	£/sq ft	Price
Flat 25, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Mar 2025	807 sq ft £215/sq ft	807 sq ft	£215	£173,250
Flat 35, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Aug 2024	807 sq ft £195/sq ft	807 sq ft	£195	£157,500
Flat 26, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Feb 2019	807 sq ft £195/sq ft	807 sq ft	£195	£157,500
Flat 62, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Jan 2019	958 sq ft £389/sq ft	958 sq ft	£389	£373,000
Flat 36, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Jan 2019	807 sq ft £271/sq ft	807 sq ft	£271	£219,000
Flat 25, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Apr 2018	807 sq ft £204/sq ft	807 sq ft	£204	£165,000
Flat 6, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Aug 2017	807 sq ft £187/sq ft	807 sq ft	£187	£151,000
Flat 35, Rainbow House, 24, Water Lane Flat / maisonette	Flat / maisonette	Mar 2017	807 sq ft £190/sq ft	807 sq ft	£190	£153,000