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Beken Court, Watford

MyStreetCheck free street report: Beken Court, Watford · 31 October 2026 · www.mystreetcheck.co.uk/watford-hertfordshire/beken-court/

House prices, sold prices and local information for WD25 9PG.

Average price (last 12 months)
£117,500
4 sales
Average price (since 2016)
£148,699
50 sales
Price range
£99k – £193k
lowest to highest sale
Last sale
11 Aug 2026
WD25 9PG

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At a glance

House prices£118k average75% below the Watford average CrimeAbout averageLower crime than about 50% of neighbourhoods in England DeprivationLess deprived than mostDecile 9 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station7 min walkGarston (Herts) station Schools2 rated Good or betterWithin 1.5 miles Ultrafast broadband0% of homesNational average 80% Freehold or leaseholdAll leaseholdAcross 52 Land Registry sales Conservation areaChecking…Planning designations Green beltChecking…Planning designations Listed buildingsChecking…Within about 200 m Planning applicationsChecking…Within 500 m, last 90 days

50 property sales on Beken Court, Watford have been recorded by HM Land Registry since 2016. In the last 12 months 4 homes sold here for an average of £117,500. Most sales here are flat homes, which have sold for an average of £148,699. Average sale prices fell from £166,050 in 2016 to £120,000 in 2026 (-28%), though averages on a single street can swing with the mix of homes sold. That is 75% below the Watford average of £468,281 over the same period. 10 homes here have sold more than once since 2016; 4 of them sold for more the second time. Recorded sale prices on Beken Court range from £99,000 to £192,500. Every home sold here was sold leasehold. Of 241 streets in Watford with at least two sales in the last year, Beken Court ranks 240th for average price, making it one of the more affordable streets in the town.

House prices on Beken Court compared

Beken Court£117,500
WD25 postcode area£484,097
Watford£468,281
England & Wales£358,701

Average sale price over the last 12 months. See all WD25 house prices.

Average sale price by year

2016: £166,050 (9 sales)2016£166k2017: £160,250 (8 sales)2017£160k2018: £181,000 (2 sales)2018£181k2019: £152,571 (7 sales)2019£153k2020: £157,000 (3 sales)2020£157k2021: £175,000 (1 sales)2021£175k2022: £159,125 (4 sales)2022£159k2023: £141,000 (4 sales)2023£141k2024: £112,431 (7 sales)2024£112k2025: £117,500 (2 sales)2025£118k2026: £120,000 (3 sales)2026£120k

Tenure: 0% freehold and 100% leasehold across 52 recorded sales. Lease extension calculator.

Prices by property type

TypeSalesAverage priceLast sold
Flat50£148,69911 Aug 2026

Sold prices on Beken Court

AddressDatePriceTypeTenure
4, Beken Court WD25 9PG 11 Aug 2026£120,000 FlatLeasehold
33, Beken Court WD25 9PG 7 Jul 2026£120,000 FlatLeasehold
5, Beken Court WD25 9PG 12 May 2026£120,000 FlatLeasehold
39, Beken Court WD25 9PG 31 Oct 2025£110,000 FlatLeasehold
16, Beken Court WD25 9PG 23 Jun 2025£125,000 FlatLeasehold
12, Beken Court WD25 9PG 22 Nov 2024£110,000 FlatLeasehold
43, Beken Court WD25 9PG 31 Oct 2024£112,000 FlatLeasehold
46, Beken Court WD25 9PG 4 Oct 2024£128,000 FlatLeasehold
44, Beken Court WD25 9PG 6 Aug 2024£112,016 FlatLeasehold
37, Beken Court WD25 9PG 15 May 2024£110,000 FlatLeasehold
20, Beken Court WD25 9PG 14 Mar 2024£110,000 FlatLeasehold
47, Beken Court WD25 9PG 5 Feb 2024£105,000 FlatLeasehold
50, Beken Court WD25 9PG 8 Dec 2023£99,000 FlatLeasehold
17, Beken Court WD25 9PG 31 Aug 2023£130,000 OtherLeasehold
24, Beken Court WD25 9PG 28 Jun 2023£140,000 FlatLeasehold
1, Beken Court WD25 9PG 23 Jun 2023£165,000 FlatLeasehold
53, Beken Court WD25 9PG 18 May 2023£160,000 FlatLeasehold
33, Beken Court WD25 9PG 29 Sep 2022£165,000 FlatLeasehold
29, Beken Court WD25 9PG 12 Aug 2022£128,000 FlatLeasehold
25, Beken Court WD25 9PG 1 Jul 2022£151,000 FlatLeasehold
2, Beken Court WD25 9PG 24 Feb 2022£192,500 FlatLeasehold
11, Beken Court WD25 9PG 20 Aug 2021£175,000 FlatLeasehold
32, Beken Court WD25 9PG 2 Oct 2020£184,000 FlatLeasehold
9, Beken Court WD25 9PG 28 Feb 2020£137,000 FlatLeasehold
58, Beken Court WD25 9PG 26 Feb 2020£150,000 FlatLeasehold
18, Beken Court WD25 9PG 7 Nov 2019£143,000 FlatLeasehold
42, Beken Court WD25 9PG 23 Oct 2019£150,000 FlatLeasehold
34, Beken Court WD25 9PG 28 Aug 2019£110,000 FlatLeasehold
7, Beken Court WD25 9PG 1 May 2019£160,000 FlatLeasehold
50, Beken Court WD25 9PG 21 Mar 2019£178,000 FlatLeasehold
52, Beken Court WD25 9PG 11 Feb 2019£170,000 FlatLeasehold
5, Beken Court WD25 9PG 6 Feb 2019£157,000 FlatLeasehold
10, Beken Court WD25 9PG 31 Aug 2018£192,000 FlatLeasehold
23, Beken Court WD25 9PG 29 Jan 2018£170,000 FlatLeasehold
6, Beken Court WD25 9PG 4 Aug 2017£157,500 FlatLeasehold
9, Beken Court WD25 9PG 27 Jun 2017£168,000 FlatLeasehold
40, Beken Court WD25 9PG 19 Jun 2017£165,000 FlatLeasehold
50, Beken Court WD25 9PG 8 May 2017£112,000 FlatLeasehold
3, Beken Court WD25 9PG 28 Apr 2017£182,500 FlatLeasehold
58, Beken Court WD25 9PG 24 Mar 2017£165,000 FlatLeasehold
38, Beken Court WD25 9PG 21 Feb 2017£175,000 FlatLeasehold
54, Beken Court WD25 9PG 30 Jan 2017£157,000 FlatLeasehold
2, Beken Court WD25 9PG 8 Nov 2016£175,000 FlatLeasehold
31, Beken Court WD25 9PG 21 Oct 2016£183,000 FlatLeasehold
16, Beken Court WD25 9PG 27 Jun 2016£162,500 FlatLeasehold
28, Beken Court WD25 9PG 6 Jun 2016£175,000 FlatLeasehold
26, Beken Court WD25 9PG 6 May 2016£179,950 FlatLeasehold
46, Beken Court WD25 9PG 13 Apr 2016£160,000 FlatLeasehold
55, Beken Court WD25 9PG 8 Apr 2016£160,000 FlatLeasehold
42, Beken Court WD25 9PG 12 Feb 2016£135,000 FlatLeasehold
12

Sale prices are as recorded by HM Land Registry. Some sales (for example repossessions and company purchases) are listed but left out of the averages.

Sale history: homes sold more than once

AddressSalesChange
33, Beken Court £165,000 (Sep 2022) → £120,000 (Jul 2026) -27%
over 4 yrs
5, Beken Court £157,000 (Feb 2019) → £120,000 (May 2026) -24%
over 7 yrs
16, Beken Court £162,500 (Jun 2016) → £125,000 (Jun 2025) -23%
over 9 yrs
46, Beken Court £160,000 (Apr 2016) → £128,000 (Oct 2024) -20%
over 8 yrs
50, Beken Court £95,000 (Jan 2016) → £112,000 (May 2017) → £178,000 (Mar 2019) → £99,000 (Dec 2023) +4%
over 8 yrs
2, Beken Court £175,000 (Nov 2016) → £192,500 (Feb 2022) +10%
over 5 yrs
9, Beken Court £168,000 (Jun 2017) → £137,000 (Feb 2020) -18%
over 3 yrs
58, Beken Court £165,000 (Mar 2017) → £150,000 (Feb 2020) -9%
over 3 yrs
42, Beken Court £135,000 (Feb 2016) → £150,000 (Oct 2019) +11%
over 4 yrs
10, Beken Court £164,000 (Jan 2016) → £192,000 (Aug 2018) +17%
over 3 yrs

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Crime and flood risk near Beken Court

Crime

325 crimes were reported within about a mile of Beken Court in August 2026.

Crime level compared with the rest of England (10 = lowest crime):

12345678910

Lower crime than about 50% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Violence & sexual offences102
Anti-social behaviour95
Other theft37
Vehicle crime20
Shoplifting18
Criminal damage & arson17

Source: data.police.uk. Locations are approximate and cover the surrounding area, not just this street.

Flood risk

Beken Court is in or near 2 Environment Agency flood areas:

  • Middle River Colne Flood alert area
  • River Colne at Watford Flood warning area

Flood warning areas cover places at risk from rivers and the sea. Surface water risk isn't included. Check the long-term flood risk for a postcode on GOV.UK.

Schools near Beken Court

SchoolTypeAgesOfstedDistance
Stanborough Primary School 64 pupils Other independent school 2–11 Report 0.2 mi
Stanborough Secondary School 50 pupils Other independent school Seventh Day Adventist 11–18 Report 0.3 mi
The Grove Academy 473 pupils Primary 3–11 Report 0.3 mi
Kingswood Nursery School 76 pupils Nursery 2–5 Report 0.4 mi
Parkgate Infants' and Nursery School 202 pupils Primary 3–7 Report 0.5 mi
Cherry Tree Primary School 445 pupils Primary 3–11 Good Report 0.7 mi
Kingsway Junior School 235 pupils Primary 7–11 Good Report 0.7 mi
Kingsway Infants' School 171 pupils Primary 5–7 Report 0.7 mi

Source: Department for Education (Get Information about Schools) and Ofsted. Grades are from each school's last graded inspection; newer inspections use report cards without a single overall grade, so check the full report. Distances are straight-line. Check catchment areas with the local council.

Getting around, shops and health

Train, tram & metro stations

  • Garston (Herts) station 0.4 mi · 7 min walk
  • Watford North station 0.7 mi · 14 min walk
  • Watford Junction station 1.6 mi · 31 min walk
  • Watford Underground Station 2.3 mi · 46 min walk

Nearest bus stops

  • First Avenue (nr, St Albans Road) 1 min walk
  • First Avenue (opp, St Albans Rd) 1 min walk
  • St Albans Road (W-bound, Sheepcot Lane) 2 min walk
  • St Albans Road (E-bound, Sheepcot Lane) 2 min walk

GP surgeries

  • Garston Medical Centre
    6A North Western Avenue, Watford · 0.3 mi
  • Sheepcot Medical Centre
    6 Cunningham Way, Watford · 1.2 mi
  • Abbotswood Medical Centre
    12 Katherine Place, College Road, Abbots Langley · 1.2 mi
  • Vine House Health Centre
    87-89 High Street, Abbots Langley · 1.8 mi

Supermarkets

  • Sainsburys Sainsburys Dome Roundabout · 0.3 mi
  • Tesco Express Tesco Watford Garston Express · 0.4 mi
  • Asda Supercentre Asda Watford Supercentre · 0.5 mi
  • Asda Express Asda Sheepcot Express Petrol · 0.5 mi

Pharmacies

  • Park Pharmacy · 0.3 mi
  • Meriden Pharmacy · 0.4 mi
  • Asda Pharmacy · 0.5 mi

Dentists

  • Same Day Dentist · 0.5 mi
  • Marc Friedmann And Associates · 0.7 mi
  • Crysalis Dental Surgery · 1.1 mi

Sources: Department for Transport (NaPTAN), NHS England organisation data, and GEOLYTIX Retail Points (open data). Walking times are estimates from straight-line distance.

Area profile

Deprivation

12345678910

This neighbourhood is in decile 9 of 10 on the English Indices of Deprivation 2025, where 1 is the most deprived 10% of areas in England and 10 the least deprived.

Income8 of 10
Employment8 of 10
Education and skills7 of 10
Health and disability9 of 10
Crime6 of 10
Access to housing and services6 of 10
Living environment7 of 10

Each domain ranked in deciles across England (10 = least deprived).

Homes

HereEng & Wales
Owned74.6%62.5%
Private rented20.3%20.3%
Social rented5.1%17.1%
Households945

People

HereEng & Wales
Under 1517.6%17.4%
Aged 15–6461.8%64.1%
Aged 65+20.6%18.6%
Residents2,207

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)0%80%
Gigabit-capable0%80%

Share of homes on this street's postcodes that can get each speed. UK figure is the average across all postcodes. Source: Ofcom Connected Nations.

Mobile signal

HereEng & Wales
4G indoors, all 4 networks100%89%
4G indoors, at least 1 network100%100%
4G outdoors, all 4 networks100%99%
Calls indoors, all 4 networks100%92%

Share of homes across Watford with good coverage (Jul 2025). Signal varies street by street; check your exact address on Ofcom's checker. Source: Ofcom Connected Nations.

Neighbourhood figures cover the surrounding Lower Layer Super Output Area (about 1,500 residents). Sources: Census 2021 (ONS) and the English Indices of Deprivation 2025.

Energy ratings and home sizes on Beken Court

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Who lives around Beken Court

Ethnic group

HereWatford
White72.6%60.9%
Asian, Asian British or Asian Welsh16%24.5%
Black, Black British, Black Welsh, Caribbean or African4.8%6.3%
Mixed or Multiple ethnic groups4.4%4.7%
Other ethnic group2.2%3.6%

Religion

HereWatford
Christian57.1%44.5%
No religion21.4%24.8%
Hindu8.1%8.2%
Not answered5.7%6.2%
Muslim4.8%13%
Other religion1%0.8%
Buddhist0.7%1%
Jewish0.7%0.9%

Country of birth

HereWatford
Born in the UK72.2%66%
Born outside the UK27.8%34%

Highest qualification

HereWatford
Level 4 qualifications and above38%41.1%
No qualifications16.3%15.9%
Level 3 qualifications14.9%14.4%
Level 2 qualifications11.8%12.3%
Level 1 and entry level qualifications9.4%9.2%
Apprenticeship6.1%4.1%
Other qualifications3.5%3%

General health

HereWatford
Very good health49.5%52.4%
Good health36%33.5%
Fair health10.9%10.4%
Bad health2.9%2.9%
Very bad health0.7%0.8%

Cars or vans per household

HereWatford
1 car or van in household46.4%44.5%
2 cars or vans in household27.4%25.3%
No cars or vans in household15.5%22.4%
3 or more cars or vans in household10.7%7.8%

Source: Census 2021 (ONS), via Nomis. Percentages of usual residents or households, as recorded in March 2021.

Figures cover the surrounding neighbourhood (Lower Layer Super Output Area, about 1,500 residents). Full demographics of Watford.

Planning and heritage near Beken Court

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Noise, radon and ground hazards

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Planning applications near Beken Court

Recent planning applications around Beken Court from the council's planning register. Choose how far to look:

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