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Tom Lake Way, Watford

MyStreetCheck free street report: Tom Lake Way, Watford · 31 October 2026 · www.mystreetcheck.co.uk/watford-hertfordshire/tom-lake-way-three-rivers/

House prices, sold prices and local information for WD19 7FL, WD19 7FJ, WD19 7FQ.

Average price (last 12 months)
£395,000
1 sale
Average price (since 2022)
£378,205
61 sales
Price range
£280k – £515k
lowest to highest sale
Last sale
13 Feb 2026
WD19 7FJ

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At a glance

House prices£378k averageSince 2022 (few recent sales) CrimeHigher than averageHigher crime than about 90% of neighbourhoods in England DeprivationMore deprived than mostDecile 3 of 10 (10 = least deprived) Flood riskIn a flood warning areaCheck the GOV.UK long-term risk Nearest station3 min walkCarpenders Park station Schools3 rated Good or betterWithin 1.5 miles, 1 Outstanding Ultrafast broadband100% of homesNational average 80% Freehold or leaseholdAll leaseholdAcross 69 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

61 property sales on Tom Lake Way, Watford have been recorded by HM Land Registry since 2022. In the last 12 months 1 home sold here for an average of £395,000. Most sales here are flat homes, which have sold for an average of £376,175. 1 home here has sold more than once since 2022; 1 of them sold for more the second time. By property type, sales here have been 98% flat, 2% terraced. Recorded sale prices on Tom Lake Way range from £280,000 to £515,000. Every home sold here was sold leasehold.

House prices on Tom Lake Way compared

WD19 postcode area£495,175
Watford£468,281
England & Wales£358,701

Average sale price over the last 12 months. Tom Lake Way has had fewer than two sales in that time, so it is left out. See all WD19 house prices.

Average sale price by year

2022: £372,097 (31 sales)2022£372k2023: £384,231 (26 sales)2023£384k2024: £383,500 (3 sales)2024£384k2026: £395,000 (1 sales)2026£395k

Tenure: 0% freehold and 100% leasehold across 69 recorded sales. Lease extension calculator.

Prices by property type

TypeSalesAverage priceLast sold
Flat60£376,17513 Feb 2026
Terraced1£500,00028 Jul 2023

Sold prices on Tom Lake Way

AddressDatePriceTypeTenure
8, Bevan House, Tom Lake Way WD19 7FJ 13 Feb 2026£395,000 FlatLeasehold
13, Bevan House, Tom Lake Way WD19 7FJ 24 May 2024£378,000 Flat New buildLeasehold
10, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
12, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
14, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
4, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
6, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
8, Tom Lake Way WD19 7FQ 10 May 2024£355,745 FlatLeasehold
1, Bevan House, Tom Lake Way WD19 7FJ 1 Mar 2024£372,500 Flat New buildLeasehold
14, Bevan House, Tom Lake Way WD19 7FJ 16 Feb 2024£400,000 Flat New buildLeasehold
3, Bevan House, Tom Lake Way WD19 7FJ 22 Dec 2023£377,500 Flat New buildLeasehold
2, Bevan House, Tom Lake Way WD19 7FJ 21 Dec 2023£375,000 Flat New buildLeasehold
9, Bevan House, Tom Lake Way WD19 7FJ 20 Dec 2023£395,000 Flat New buildLeasehold
1, Tom Lake Way WD19 7FQ 15 Dec 2023£500,000 FlatLeasehold
22, Waddington House, Tom Lake Way WD19 7FL 30 Nov 2023£370,000 Flat New buildLeasehold
12, Bevan House, Tom Lake Way WD19 7FJ 24 Nov 2023£385,000 Flat New buildLeasehold
3, Tom Lake Way WD19 7FQ 9 Nov 2023£500,000 FlatLeasehold
7, Tom Lake Way WD19 7FQ 28 Jul 2023£500,000 Terraced New buildLeasehold
5, Bevan House, Tom Lake Way WD19 7FJ 28 Jul 2023£287,500 Flat New buildLeasehold
4, Bevan House, Tom Lake Way WD19 7FJ 21 Jul 2023£390,000 Flat New buildLeasehold
10, Bevan House, Tom Lake Way WD19 7FJ 14 Jul 2023£290,000 Flat New buildLeasehold
16, Bevan House, Tom Lake Way WD19 7FJ 30 Jun 2023£295,000 Flat New buildLeasehold
38, Waddington House, Tom Lake Way WD19 7FL 29 Jun 2023£390,000 Flat New buildLeasehold
43, Waddington House, Tom Lake Way WD19 7FL 29 Jun 2023£405,000 Flat New buildLeasehold
8, Bevan House, Tom Lake Way WD19 7FJ 23 Jun 2023£382,500 Flat New buildLeasehold
15, Bevan House, Tom Lake Way WD19 7FJ 22 May 2023£292,500 Flat New buildLeasehold
5, Waddington House, Tom Lake Way WD19 7FL 12 May 2023£360,000 Flat New buildLeasehold
30, Waddington House, Tom Lake Way WD19 7FL 24 Apr 2023£385,000 Flat New buildLeasehold
39, Waddington House, Tom Lake Way WD19 7FL 20 Apr 2023£292,500 Flat New buildLeasehold
6, Bevan House, Tom Lake Way WD19 7FJ 31 Mar 2023£440,000 Flat New buildLeasehold
34, Waddington House, Tom Lake Way WD19 7FL 24 Mar 2023£380,000 Flat New buildLeasehold
20, Waddington House, Tom Lake Way WD19 7FL 14 Mar 2023£395,000 Flat New buildLeasehold
42, Waddington House, Tom Lake Way WD19 7FL 1 Mar 2023£385,000 Flat New buildLeasehold
12, Waddington House, Tom Lake Way WD19 7FL 20 Feb 2023£390,000 Flat New buildLeasehold
41, Waddington House, Tom Lake Way WD19 7FL 13 Feb 2023£405,000 Flat New buildLeasehold
3, Waddington House, Tom Lake Way WD19 7FL 10 Feb 2023£380,000 Flat New buildLeasehold
21, Waddington House, Tom Lake Way WD19 7FL 31 Jan 2023£350,000 Flat New buildLeasehold
1, Waddington House, Tom Lake Way WD19 7FL 27 Jan 2023£365,000 Flat New buildLeasehold
24, Waddington House, Tom Lake Way WD19 7FL 22 Dec 2022£395,000 Flat New buildLeasehold
44, Waddington House, Tom Lake Way WD19 7FL 30 Nov 2022£410,000 Flat New buildLeasehold
45, Waddington House, Tom Lake Way WD19 7FL 23 Nov 2022£365,000 Flat New buildLeasehold
33, Waddington House, Tom Lake Way WD19 7FL 21 Oct 2022£400,000 Flat New buildLeasehold
9, Waddington House, Tom Lake Way WD19 7FL 21 Oct 2022£385,000 Flat New buildLeasehold
4, Waddington House, Tom Lake Way WD19 7FL 7 Oct 2022£380,000 Flat New buildLeasehold
32, Waddington House, Tom Lake Way WD19 7FL 4 Oct 2022£400,000 Flat New buildLeasehold
37, Waddington House, Tom Lake Way WD19 7FL 30 Sep 2022£360,000 Flat New buildLeasehold
16, Waddington House, Tom Lake Way WD19 7FL 30 Sep 2022£390,000 Flat New buildLeasehold
31, Waddington House, Tom Lake Way WD19 7FL 30 Sep 2022£290,000 Flat New buildLeasehold
2, Waddington House, Tom Lake Way WD19 7FL 30 Sep 2022£280,000 Flat New buildLeasehold
26, Waddington House, Tom Lake Way WD19 7FL 30 Sep 2022£375,000 Flat New buildLeasehold
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
8, Bevan House, Tom Lake Way £382,500 (Jun 2023) → £395,000 (Feb 2026) +3%
over 3 yrs

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Crime and flood risk near Tom Lake Way

Crime

148 crimes were reported within about a mile of Tom Lake Way in August 2026.

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

12345678910

Higher crime than about 90% of neighbourhoods in England, based on recorded crime rates (English Indices of Deprivation 2025).

Anti-social behaviour42
Violence & sexual offences36
Shoplifting21
Public order11
Criminal damage & arson9
Other theft8

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

Flood risk

Tom Lake Way 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 Tom Lake Way

SchoolTypeAgesOfstedDistance
Oxhey Wood Primary School 387 pupils Primary 3–11 Report 0.2 mi
Warren Dell Primary School 264 pupils Primary 2–11 Outstanding Report 0.2 mi
Colnbrook School 130 pupils Community special school 4–11 Report 0.3 mi
St Joseph Catholic Primary School 239 pupils Primary Roman Catholic 3–11 Report 0.4 mi
Woodhall Primary School 76 pupils Primary 3–11 Good Report 0.5 mi
St Meryl School 219 pupils Primary 3–11 Report 0.5 mi
Greenfields Primary School 212 pupils Primary 3–11 Good Report 0.7 mi
Bromet Primary School 270 pupils Primary 5–11 Report 1.0 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

  • Carpenders Park station 0.1 mi · 3 min walk
  • Bushey station 1.3 mi · 26 min walk
  • Bushey station 1.3 mi · 26 min walk
  • Northwood Underground Station 1.9 mi · 38 min walk
  • Moor Park Underground Station 1.9 mi · 39 min walk

Nearest bus stops

  • Seacroft Gardens (adj, Oxhey Drive) 1 min walk
  • Seacroft Gardens (opp, Oxhey Drive) 1 min walk
  • Carpenders Park Railway Station (Stop E, Fairfield Avenue) 2 min walk
  • Carpenders Park Railway Station (Stop D, Fairfield Avenue) 2 min walk

GP surgeries

  • South Oxhey Surgery
    Oxhey Drive, Watford · 0.1 mi
  • Consulting Rooms
    The Consulting Rooms, Oxhey Drive, Watford · 0.1 mi
  • Manor View Practice
    Bushey Health Centre, London Road, Bushey · 1.4 mi
  • Attenborough Surgery
    Bushey Health Centre, London Road, Bushey · 1.4 mi

Supermarkets

  • Lidl Lidl Prestwick Road South Oxhey · 0.0 mi
  • Tesco Express Esso Tesco South Oxhey Esso Express · 0.1 mi
  • The Co-operative Food Co-op Watford - Carpenders Park · 0.2 mi
  • Asda Express Asda Sandy Lodge Express Petrol · 1.3 mi

Pharmacies

  • Esom Pharmacy · 0.1 mi
  • Viks Pharmacy · 0.1 mi
  • D B Jones Pharmacy · 0.2 mi

Dentists

  • Dental Surgery · 0.0 mi
  • Prestwick House · 0.1 mi
  • Carpenders Park Dental Surgery · 0.2 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

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This neighbourhood is in decile 3 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.

Income2 of 10
Employment2 of 10
Education and skills3 of 10
Health and disability2 of 10
Crime1 of 10
Access to housing and services7 of 10
Living environment8 of 10

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

Homes

HereEng & Wales
Owned36.6%62.5%
Private rented12.9%20.3%
Social rented50.5%17.1%
Households812

People

HereEng & Wales
Under 1520.8%17.4%
Aged 15–6471.1%64.1%
Aged 65+8.1%18.6%
Residents1,739

Broadband

HereUK
Superfast (30Mbit+)100%95%
Ultrafast (300Mbit+)100%80%
Gigabit-capable100%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 networks96%89%
4G indoors, at least 1 network100%100%
4G outdoors, all 4 networks100%99%
Calls indoors, all 4 networks97%92%

Share of homes across Three Rivers 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 Tom Lake Way

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Who lives around Tom Lake Way

Ethnic group

HereThree Rivers
White71.7%77.1%
Asian, Asian British or Asian Welsh18.4%15.2%
Black, Black British, Black Welsh, Caribbean or African4%2.4%
Mixed or Multiple ethnic groups4%3.6%
Other ethnic group1.9%1.7%

Religion

HereThree Rivers
Christian40%47.6%
No religion34.8%30.8%
Hindu10.4%8.3%
Not answered6.5%5.6%
Muslim5.2%3.7%
Other religion1.2%0.9%
Buddhist0.8%–
Sikh0.8%0.9%

Country of birth

HereThree Rivers
Born in the UK72.4%81%
Born outside the UK27.6%19%

Highest qualification

HereThree Rivers
Level 4 qualifications and above34.7%42.7%
No qualifications18.7%13.3%
Level 3 qualifications14%15.3%
Level 2 qualifications12.6%13.1%
Level 1 and entry level qualifications10.9%8.7%
Apprenticeship5.4%4.4%
Other qualifications3.6%2.4%

General health

HereThree Rivers
Very good health46.3%53.7%
Good health33.3%32.4%
Fair health13.1%10.4%
Bad health5.4%2.8%
Very bad health1.9%0.8%

Cars or vans per household

HereThree Rivers
1 car or van in household46.6%39.8%
No cars or vans in household35.2%12.5%
2 cars or vans in household13.9%33.7%
3 or more cars or vans in household4.3%14%

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 Three Rivers.

Planning and heritage near Tom Lake Way

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Planning applications near Tom Lake Way

Recent planning applications around Tom Lake Way from the council's planning register. Choose how far to look:

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Estate agents near Tom Lake Way

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Streets like Tom Lake Way, but cheaper

Nearby streets with the same main type of home, where prices are lower.

StreetAverage priceCheaper byDistance
Bucknall Place Watford£308,79618%0.1 mi
Bridlington Road Watford£334,06312%0.1 mi
Hampden Place Watford£345,1259%0.1 mi
Henbury Way Watford£325,40714%0.1 mi
Blackwell Place Watford£337,33311%0.1 mi
Ferryhills Close Watford£262,12731%0.1 mi
Gibbs Couch Watford£302,50020%0.2 mi
Bucklands Watford£265,00030%0.2 mi

Nearby streets in WD19

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