Neighbourhood · Watford
Cassiobury: house prices and how the area is changing
Official figures for the Cassiobury neighbourhood of Watford, England (ONS area Watford 008). Headline figures assembled 4 November 2026. Postcodes WD17, WD18, WD3. Figures that read a point use the neighbourhood's centre, near WD17 3AU.
One of the most affluent neighbourhoods in England, showing some signs of gentrification
Cassiobury is one of the most affluent neighbourhoods in England; it shows some signs of gentrification against Watford (3 of 18 signals rising, 1 falling). Houses here typically resell for £875,000 and flats for £304,000 (median resale prices, 2023-2025). Recorded crime is lower than across Watford (0.7 times the borough's rate), schools nearby are improving faster than the council's and the nearest station, Watford, is about a 6-minute walk from the neighbourhood's centre.
The neighbourhood in brief, from the figures on this page. Summary updated 4 November 2026; source dates are shown below.
Typical house price
£875,000
Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.
Source: HM Land Registry Price Paid Data
Typical flat price
£304,000
Median resale price of flats in the neighbourhood, 2023-2025; -6% against 2017-2019.
Source: HM Land Registry Price Paid Data
Affluence today
Among the most affluent
How well off the neighbourhood is now, from household income, home prices and deprivation.
Source: ONS, HM Land Registry, MHCLG Indices of Deprivation
Signs of gentrification
Some signs
Weighted balance +0.12; 3 of 18 signals up, 1 down, against the borough.
Source: Official statistics on prices, incomes, benefits, businesses, schools and more (a full report shows every signal)
Deprivation
Decile 10 of 10
English Indices of Deprivation 2025: 1 is the most deprived tenth of neighbourhoods, 10 the least. At the neighbourhood's centre; its 4 small areas range from decile 8 to 10.
Source: MHCLG English Indices of Deprivation 2025
Average household income
£89,500
ONS estimate for the neighbourhood (modelled, with a margin of error).
Source: Office for National Statistics
Recorded crime
0.7 times the borough's rate
Crimes recorded by the police over 12 months (not anti-social behaviour) per resident, against the borough. Crime per resident can overstate the risk in busy centres where many people work or visit.
Source: Police.uk
Schools getting better
Faster than the council's
Nearby state schools' latest Ofsted inspections and results, against the council's schools.
Source: Ofsted, Department for Education
Where Cassiobury sits in Watford
- Typical house price: the highest of 12 neighbourhoods in Watford
- Typical flat price: 2nd highest of 12 neighbourhoods in Watford
- Average household income: the highest of 12 neighbourhoods in Watford
Ranked among the council's neighbourhoods by the figures on each one's own page, checked 4 November 2026: typical prices are HM Land Registry resale medians over the latest three-year window, household income the ONS's modelled estimate, with a margin of error, so neighbourhoods a place or two apart may not really differ.
Prices over time in Cassiobury
Source: HM Land Registry Price Paid Data, held locally and checked 4 November 2026. Medians each year, not a valuation of any home.
How the area is changing, signal by signal
3 of 18 counted signals point towards rising affluence against Watford, 1 the other way and 14 in line. A reading of official statistics against the borough, not a prediction; a full report shows every signal's figures and weight. Where this reading sits among every neighbourhood in England and Wales: the gentrification league table.
Rising against the borough
- Income deprivation ranking
- Plug-in car growth
- Schools improving
Falling behind the borough
- Benefit claims (DWP)
Stations and schools nearby
Nearest stations
- Watford Underground station, about a 6-minute walk from the neighbourhood's centre (430 m in a straight line).
- Watford Junction Railway station, about a 17-minute walk from the neighbourhood's centre (1.3 km in a straight line). About 14 trains an hour leave between 07:00 and 19:00 on a weekday: West Midlands Railway or London Northwestern and Avanti West Coast to London Euston (15 to 20 min); West Midlands Railway or London Northwestern to Tring (about 20 min).
Station locations: NaPTAN (Department for Transport). Trains: Network Rail's timetable for Tuesday 6 October 2026, with the timetabled minutes of direct trains; timetabled, not live running. Distances from the neighbourhood's centre in a straight line, walked at 4.8 km/h; the real route is longer.
Nearest state schools
- Nearest state primary school Lanchester Primary School 560 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Nov 2024).
- Nearest state secondary school Watford Grammar School for Boys 680 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 6 areas, Strong standard in 1 (Apr 2026).
Schools: Department for Education, Get Information about Schools (20 October 2026); inspections: Ofsted's management information as at 30 September 2026, in Ofsted's own words. Straight-line distances; not a catchment or admissions assessment.
Nearest A&E
- Nearest major A&E Watford General Hospital 1.6 km from the neighbourhood's centre, in a straight line.
Hospitals: NHS England, NHS Wales and Public Health Scotland site lists. Waiting times: NHS England's Emergency Care Data Set (experimental statistics), StatsWales and Public Health Scotland, Open Government Licence v3.0. The NHS standard is 95% within 4 hours. Ambulances go to the most suitable A&E, which is not always the nearest.
Questions about Cassiobury
What is the typical house price in Cassiobury?
£875,000. Median resale price of houses in the neighbourhood, 2023-2025; +14% against 2017-2019.
How does Cassiobury compare with the rest of Watford?
Typical house price: the highest of 12 neighbourhoods in Watford. Typical flat price: 2nd highest of 12 neighbourhoods in Watford. Average household income: the highest of 12 neighbourhoods in Watford.
Is Cassiobury an affluent area?
Among the most affluent. How well off the neighbourhood is now, from household income, home prices and deprivation.
Is Cassiobury gentrifying?
Some signs. Weighted balance +0.12; 3 of 18 signals up, 1 down, against the borough.
What is the nearest station to Cassiobury?
Watford. Underground station, about a 6-minute walk from the neighbourhood's centre (430 m in a straight line).
Which state schools are nearest to Cassiobury?
Nearest state primary school. Lanchester Primary School. 560 m from the neighbourhood's centre. Ofsted: Ungraded visit: Standards maintained (Nov 2024). Nearest state secondary school. Watford Grammar School for Boys. 680 m from the neighbourhood's centre. Ofsted: Report card: Exceptional in 6 areas, Strong standard in 1 (Apr 2026).
Each answer repeats a figure shown above, with its source there.
Thinking of buying in Cassiobury?
A full report covers flood risk, schools, crime, your commute, energy, planning and how the area is changing, for the exact home.
Prepare a full report for a home here See a sample reportNearby neighbourhoods in Watford
- Nascot Wood
- West Watford
- Central Watford
- North Watford
- Holywell
- Leggatts
- Tudor
- Oxhey
- All 12 neighbourhoods in Watford
Postcode districts
Neighbourhood names: House of Commons Library, MSOA Names, Open Parliament Licence v3.0. Contains HM Land Registry data © Crown copyright and database right 2026. This data is licensed under the Open Government Licence v3.0. Contains National Statistics data © Crown copyright and database right 2026. Contains public sector information (MHCLG, Police.uk, Ofsted, Department for Education) licensed under the Open Government Licence v3.0. Station locations from NaPTAN (Department for Transport), Open Government Licence v3.0. Trains: contains information of Network Rail Infrastructure Limited licensed under the Open Government Licence v3.0. Figures describe the area, not any home, and are not a valuation or a prediction.