Coates Way, Watford house prices are built from 175 sales lodged with HM Land Registry, the oldest in 1995 and the most recent on 17 Dec 2025. The median price paid across the whole record is £245,000. Across the 10 years from 2014 to 2024 the median moved +56.4% in cash — but once inflation is taken out, the change in 2026 money is +14.7%.
Median price paid
£245,000
Change in cash, 2014–2024
+56.4%
Change in real terms
+14.7%
Median per m²
£3,151
HM Land Registry175 sales40 with floor areaLatest sale 17 Dec 2025
Section 01
How Coates Way, Watford prices moved
The chart tracks the median Coates Way, Watford house price for every year with a recorded sale, from 1995 to 2024. The dashed line restates each year in 2026 money, so the two lines separate exactly as much as inflation has eroded the cash figure.
| Decade | Years with sales | Median paid | In today's money |
|---|---|---|---|
| 1990s | 4 | £84,500 | £187,630 |
| 2000s | 10 | £184,500 | £336,105 |
| 2010s | 6 | £365,000 | £514,650 |
| 2020s | 3 | £495,000 | £505,761 |
The highest yearly median on record for Coates Way, Watford is £500,500 in 2024; the lowest is £67,500 in 1995. Across the full 30-year record the cash median has moved from £67,500 to £500,500.
In 2026 money that first median is worth £149,882, so the real change over the whole record is +251.4% — about +4.43% a year after inflation. Cash growth and real growth are not the same story, and the gap is the part most price reports leave out.
Over the last decade alone the difference is stark: +56.4% in cash against +14.7% once inflation is removed. A buyer who sold at the end of that decade would have needed the real figure, not the headline one, to know whether they had actually gained.
Section 02
The most recent sales
Every row is a completed sale as lodged with HM Land Registry. The right-hand column restates the price in 2026 money, which is the only fair way to compare a sale from the 1990s with one from last year.
| Address | Sold | Type | Price paid | In today's money |
|---|---|---|---|---|
| 20 | 17 Dec 2025 | Terraced | £415,000 | £424,022 |
| 175 | 21 Oct 2025 | Semi-detached | £525,000 | £536,413 |
| 105 | 22 Aug 2025 | Semi-detached | £460,000 | £470,000 |
| 186 | 24 Jun 2025 | Semi-detached | £572,000 | £584,435 |
| 21 | 30 Sep 2024 | Terraced | £450,000 | £473,507 |
| 118 | 9 Aug 2024 | Semi-detached | £580,000 | £610,299 |
| 38 | 12 Apr 2024 | Terraced | £500,500 | £526,646 |
| 19 | 25 Mar 2024 | Terraced | £505,000 | £531,381 |
| 206 | 7 Feb 2024 | Semi-detached | £450,000 | £473,507 |
| 32 | 14 Jul 2023 | Terraced | £450,000 | £486,207 |
| 23 | 7 Jun 2023 | Terraced | £480,000 | £518,621 |
| 79 | 28 Feb 2023 | Terraced | £475,000 | £513,218 |
| 59 | 10 Feb 2023 | Terraced | £590,000 | £637,471 |
| 6 | 30 Jun 2022 | Terraced | £620,000 | £718,324 |
| 17 | 16 Jun 2022 | Terraced | £490,000 | £567,707 |
| 22 | 24 May 2022 | Terraced | £430,000 | £498,192 |
| 117 | 21 Apr 2022 | Semi-detached | £540,000 | £625,637 |
| 161 | 17 Feb 2022 | Semi-detached | £500,000 | £579,293 |
| 140 | 21 Jan 2022 | Terraced | £400,000 | £463,435 |
| 21 | 28 Jun 2021 | Terraced | £415,000 | £524,328 |
| 155 | 22 Jun 2021 | Semi-detached | £510,000 | £644,355 |
| 71 | 28 May 2021 | Terraced | £400,000 | £505,376 |
| 170 | 12 Mar 2021 | Semi-detached | £500,000 | £631,720 |
| 45 | 27 Nov 2020 | Semi-detached | £499,950 | £647,318 |
| 68 | 30 Oct 2020 | Semi-detached | £395,000 | £511,433 |
Section 03
Homes that sold twice
These addresses appear in the register more than once, so the same bricks are being priced twice. That makes them the strongest evidence of what actually happened to Coates Way, Watford values — no mix of property types can flatter the number.
| Address | First recorded sale | Most recent sale | Cash a year | Real a year |
|---|---|---|---|---|
| 20 Coates Way | £114,000 (2000) | £415,000 (2025) | +5.3% | +2.5% |
| 175 Coates Way | £275,000 (2010) | £525,000 (2025) | +4.4% | +1.3% |
| 105 Coates Way | £288,000 (2014) | £460,000 (2025) | +4.3% | +1.2% |
| 186 Coates Way | £249,000 (2011) | £572,000 (2025) | +6.1% | +3.1% |
| 21 Coates Way | £415,000 (2021) | £450,000 (2024) | +2.7% | -3.3% |
| 118 Coates Way | £341,000 (2015) | £580,000 (2024) | +6.1% | +2.7% |
| 19 Coates Way | £200,000 (2012) | £505,000 (2024) | +8.0% | +4.9% |
| 32 Coates Way | £215,000 (2005) | £450,000 (2023) | +4.2% | +1.2% |
| 79 Coates Way | £427,500 (2019) | £475,000 (2023) | +2.7% | -2.1% |
| 59 Coates Way | £63,000 (1995) | £590,000 (2023) | +8.3% | +5.6% |
| 6 Coates Way | £240,000 (2008) | £620,000 (2022) | +7.0% | +4.2% |
| 117 Coates Way | £84,500 (1997) | £540,000 (2022) | +7.7% | +5.1% |
Section 04
What sells here
The mix of property types explains a large part of any area's median. Coates Way, Watford is dominated by the type at the top of this table, so its overall median leans that way.
| Property type | Sales | Share | Median paid | Range |
|---|---|---|---|---|
| Semi-detached | 102 | 58.3% | £248,000 | £40,000 – £580,000 |
| Terraced | 69 | 39.4% | £240,000 | £63,000 – £620,000 |
| Detached | 2 | 1.1% | £245,000 | £245,000 – £270,000 |
| Flat or maisonette | 2 | 1.1% | £155,000 | £155,000 – £165,500 |
Section 06
Ownership and new build in Coates Way, Watford
2 of the sales on record are leasehold and 173 freehold — 1.1% of the market. Tenure is not a detail: a leasehold flat and a freehold house are different assets, and mixing them into one median hides the difference.
The median leasehold sale is £160,250 and the median freehold sale £246,950 — a gap of +54.1%. Most of that gap is property type rather than tenure itself: leasehold here is largely flats, freehold largely houses.
| Category | Sales | Share | Median paid |
|---|---|---|---|
| Leasehold | 2 | 1.1% | £160,250 |
| Freehold | 173 | 98.9% | £246,950 |
| New build | 3 | 1.7% | £250,000 |
| Existing home | 172 | 98.3% | £244,500 |
New builds sold for more than the median existing home — +2.2%. A new-build premium is normal: the buyer gets a warranty and nothing to fix, and the price is set by a developer rather than negotiated between two households.
A further 3 transfers for this area are on the register but are left out of every figure above. HM Land Registry marks them as additional price paid entries: repossessions, buy-to-let portfolio moves, transfers between companies or family, and sales at a discount such as right to buy. They are real records but they are not open-market prices, and including them would drag the median somewhere no buyer ever paid.
Section 09
How Coates Way, Watford compares
The median across the whole archive is £157,500. Coates Way, Watford sits above that national figure — +55.6%.
Within Watford the street ranks 362 of 939 by median price, and its median is above the town figure of £204,950 (+19.5%).
Where an EPC floor area could be matched to the sale, the median works out at £3,151 per square metre, across 40 of the 175 sales on record. Price per square metre is the only figure that compares a two-bed flat with a four-bed house honestly.
The full range on record runs from £40,000 to £620,000. Extremes usually mean something unusual — a plot sold without a house on it, a transfer between family members, or a very large property — so the median is the number to trust.
Section 10
Nearby on the record
Streets nearby
- St Albans Road£177,725 median
- Sheepcot Lane£250,000 median
- North Western Avenue£193,250 median
- High Road£220,000 median
- Briar Road£215,000 median
- Horseshoe Lane£197,000 median
- Osprey Close£120,000 median
- Ley Farm Close£217,750 median
- Ravenscroft£110,000 median
- Trevellance Way£165,000 median
- North Approach£210,000 median
- Fern Way£210,000 median
- Beken Court£136,500 median
- Rochester Drive£111,000 median
- Peregrine Close£155,000 median
- Royce Grove£249,995 median
Addresses with more than one recorded sale
- 20 Coates Way5 sales
- 117 Coates Way5 sales
- 175 Coates Way3 sales
- 186 Coates Way3 sales
- 19 Coates Way3 sales
- 32 Coates Way3 sales
- 59 Coates Way3 sales
- 155 Coates Way3 sales
- 45 Coates Way3 sales
- 121 Coates Way3 sales
- 116 Coates Way3 sales
- 26A Coates Way3 sales
- 28 Coates Way3 sales
- 62 Coates Way3 sales
- 105 Coates Way2 sales
- 21 Coates Way2 sales
- 118 Coates Way2 sales
- 79 Coates Way2 sales
- 6 Coates Way2 sales
- 161 Coates Way2 sales
- 170 Coates Way2 sales
- 49 Coates Way2 sales
- 54 Coates Way2 sales
- 192 Coates Way2 sales
Back to Watford house prices.
Quick answers
Common questions about this data
What is the average house price in Coates Way, Watford?
The median price paid in Coates Way, Watford across every sale on the register is £245,000. The median is used rather than the mean because a handful of very large sales would otherwise drag the average away from what a typical buyer paid.
How many homes have sold in Coates Way, Watford?
175 sales are on record for Coates Way, Watford, the most recent completing on 17 Dec 2025. Every one is a completed transfer lodged with HM Land Registry, not an asking price or an estimate.
Have Coates Way, Watford house prices actually risen?
In cash, the median rose +56.4% between 2014 and 2024. In 2026 money — that is, after inflation — the change is +14.7%. Both numbers are true; only the second one tells you whether buying here preserved value.
When were Coates Way, Watford house prices at their highest?
The highest yearly median on record is £500,500, set in 2024. That is the cash figure; measured in 2026 money the peak may fall in a different year, because inflation reshapes the series.
What is the price per square metre in Coates Way, Watford?
£3,151 per square metre, from the 40 sales where an EPC floor area could be matched to the address. Price per square metre strips out size, so a flat and a house can be compared on the same basis.
How current is this data?
The latest sale shown here completed on 17 Dec 2025. HM Land Registry publishes Price Paid Data monthly and a sale can take a month or two to appear after completion, so the most recent weeks are always incomplete.
Cite this page: Sold Price History, “Coates Way, Watford house prices”, 2026. Source: HM Land Registry Price Paid Data © Crown copyright and database right, used under the Open Government Licence v3.0. Inflation adjustment: ONS CPIH.