Watford · report
House prices in Watford: the next 12 months
Sale prices have an 80% chance of landing between £391,099 and £463,623 by August 2027.
- Expected, August 2027
- £427,361
- Chance of a rise
- 75%
Watford: five years of prices and the expected path
Average sale price per home, £, monthly, with the next 12 months' expected path
- Watford
- East of England
- United Kingdom
- Expected path
- 80% range
Show the numbers
| Period | Watford | East of England | United Kingdom |
|---|---|---|---|
| Aug 2027 · Expected path | £427,361 (£391,099–£463,623) | £339,240 | £280,154 |
| Jul 2027 · Expected path | £425,802 (£391,258–£460,346) | £339,124 | £279,560 |
| Jun 2027 · Expected path | £424,244 (£391,474–£457,013) | £339,008 | £278,967 |
| May 2027 · Expected path | £422,685 (£391,757–£453,614) | £338,892 | £278,374 |
| Apr 2027 · Expected path | £421,127 (£392,118–£450,136) | £338,776 | £277,781 |
| Mar 2027 · Expected path | £419,568 (£392,575–£446,562) | £338,660 | £277,188 |
| Feb 2027 · Expected path | £418,010 (£393,151–£442,869) | £338,544 | £276,595 |
| Jan 2027 · Expected path | £416,451 (£393,880–£439,023) | £338,428 | £276,002 |
| Dec 2026 · Expected path | £414,893 (£394,813–£434,973) | £338,312 | £275,409 |
| Nov 2026 · Expected path | £413,334 (£396,040–£430,629) | £338,196 | £274,816 |
| Oct 2026 · Expected path | £411,776 (£397,733–£425,819) | £338,080 | £274,223 |
| Sep 2026 · Expected path | £410,217 (£400,343–£420,092) | £337,964 | £273,630 |
| Aug 2026 | £408,659 | £337,848 | £273,037 |
| Jul 2026 | £403,169 | £337,008 | £272,146 |
| Jun 2026 | £397,188 | £335,623 | £270,690 |
| May 2026 | £394,013 | £338,870 | £272,221 |
| Apr 2026 | £392,669 | £337,236 | £270,966 |
| Mar 2026 | £390,324 | £335,209 | £268,631 |
| Feb 2026 | £396,012 | £337,474 | £269,423 |
| Jan 2026 | £397,721 | £335,768 | £268,814 |
| Dec 2025 | £397,869 | £334,758 | £268,002 |
| Nov 2025 | £397,250 | £335,784 | £270,472 |
| Oct 2025 | £398,218 | £336,725 | £269,819 |
| Sep 2025 | £407,445 | £336,148 | £269,556 |
| Aug 2025 | £410,106 | £337,127 | £270,575 |
| Jul 2025 | £407,120 | £335,978 | £268,843 |
| Jun 2025 | £385,483 | £335,091 | £266,796 |
| May 2025 | £386,834 | £330,647 | £264,078 |
| Apr 2025 | £385,865 | £323,863 | £260,162 |
| Mar 2025 | £402,670 | £336,733 | £268,019 |
| Feb 2025 | £399,463 | £331,922 | £264,771 |
| Jan 2025 | £404,805 | £332,546 | £264,936 |
| Dec 2024 | £402,634 | £332,966 | £263,991 |
| Nov 2024 | £402,235 | £332,235 | £264,515 |
| Oct 2024 | £393,800 | £333,824 | £265,252 |
| Sep 2024 | £389,649 | £333,803 | £264,750 |
| Aug 2024 | £383,173 | £332,456 | £265,085 |
| Jul 2024 | £390,176 | £330,577 | £262,479 |
| Jun 2024 | £392,238 | £325,834 | £259,585 |
| May 2024 | £389,198 | £326,196 | £258,565 |
| Apr 2024 | £383,310 | £325,736 | £256,478 |
| Mar 2024 | £391,832 | £322,950 | £255,082 |
| Feb 2024 | £391,141 | £324,976 | £254,633 |
| Jan 2024 | £396,834 | £328,802 | £255,972 |
| Dec 2023 | £394,296 | £326,075 | £256,177 |
| Nov 2023 | £400,754 | £329,462 | £258,368 |
| Oct 2023 | £404,514 | £331,860 | £260,129 |
| Sep 2023 | £399,462 | £334,941 | £261,318 |
| Aug 2023 | £402,078 | £335,770 | £262,602 |
| Jul 2023 | £393,473 | £336,474 | £261,182 |
| Jun 2023 | £395,810 | £332,033 | £258,275 |
| May 2023 | £396,438 | £330,394 | £257,330 |
| Apr 2023 | £406,776 | £331,572 | £256,479 |
| Mar 2023 | £412,006 | £335,589 | £255,885 |
| Feb 2023 | £412,949 | £340,888 | £258,788 |
| Jan 2023 | £414,470 | £340,655 | £260,941 |
| Dec 2022 | £416,506 | £342,442 | £263,190 |
| Nov 2022 | £421,223 | £345,454 | £265,299 |
| Oct 2022 | £422,350 | £344,144 | £265,693 |
| Sep 2022 | £418,221 | £344,762 | £265,727 |
| Aug 2022 | £415,385 | £344,145 | £265,124 |
| Jul 2022 | £410,610 | £340,723 | £262,904 |
| Jun 2022 | £407,274 | £335,070 | £258,118 |
| May 2022 | £399,571 | £332,450 | £255,040 |
| Apr 2022 | £401,224 | £328,825 | £252,167 |
| Mar 2022 | £394,006 | £325,283 | £249,232 |
| Feb 2022 | £396,231 | £326,141 | £248,309 |
| Jan 2022 | £383,414 | £322,537 | £248,031 |
| Dec 2021 | £389,061 | £319,855 | £245,189 |
| Nov 2021 | £384,826 | £319,183 | £243,930 |
| Oct 2021 | £390,606 | £312,253 | £239,236 |
| Sep 2021 | £382,335 | £316,815 | £245,371 |
What the model expects
The central estimate at each horizon, and the range prices land in 8 times out of 10.
| Horizon | Expected | 80% range | Chance of a rise | Chance of beating inflation |
|---|---|---|---|---|
| In 3 months (November 2026) | £413,334 | £396,040 – £430,629 | 64% | 53% |
| In 4 months (December 2026) | £414,893 | £394,813 – £434,973 | 65% | 54% |
| In 12 months (August 2027) | £427,361 | £391,099 – £463,623 | 75% | 56% |
The outlook carries the region's own monthly price history forward: the recent trend and how far prices usually stray from it. It knows nothing about interest-rate decisions, new laws or local projects, so read it as a description of momentum, not a forecast to act on.
Other reports for Watford
At the average sale price, a home costs £408,659. With 10% down and a 30-year mortgage, the payment is £1,885 a month. The UK sets no cap on the payment; no more than 15% of new mortgages may lend over 4.5 times income.
- Payment, two incomes
- 26%
- Payment, one income
- 52%
Owning and renting the average home cost about the same each month. Owning counts interest, running costs and the return the deposit could earn, at the average sale price; rent is the average of all private tenancies. Repaying the loan is saving, so it is left out.
- Rent per month
- £1,834
- Owning per month
- £1,924
97.4% fewer homes were started in the last 12 months than in an average year of the past decade.
- Started, 12 months
- 10
- Per 1,000 residents
- 0.1
Figures for United Kingdom: Watford has no reliable figures of its own.
Buyers living abroad bought 1.8% of the homes sold here in the four quarters to Q1 2025.
- Bought by buyers abroad, 12 months
- 1.8%
Sale prices have fallen by 3% or more 9 times since 1995. The deepest began in August 2007.
- Deepest fall
- −20.7%
- Recovery from the low
- 52 months
In 2025 the population grew by 842 while 260 homes were finished: 3.2 new residents for every new home.
- New residents per new home, 2025
- 3.2
- Population change, 2025
- +842
5.0% of the 41,411 homes counted in the 2021 census had nobody usually living in them.
- Empty, 2021 census
- 5.0%
- Empty homes
- 2,070
In 2025, 4% of the homes added came from existing buildings rather than new ones.
- Homes from existing buildings, 2025
- 4%